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Cassiobury

About

Cassiobury sits to the west of Watford town centre and centres on Cassiobury Park, the public green space that occupies around 190 acres of former Cassiobury House grounds. The River Gade runs through the park, which contains sports pitches, a tennis centre and a children's play area. A weekly 5 km parkrun starts near the main car park, drawing local runners. Paths link to residential streets and a small shopping parade on Cassio Road.

Housing around the park ranges from late-Victorian terraces to mid-20th-century estates, with pockets of newer infill. Local schools, a community centre and sports clubs use the park facilities; allotments sit near the park's eastern boundary. Sections of the original estate layout survive, notably long tree avenues and a walled garden site. Management focuses on floodplain habitat along the River Gade and on maintaining playing fields, so the area retains a neighbourhood character and steady commuter use on weekdays.

Area overview

On average Cassiobury has moderate deprivation and moderate crime levels, with around 60 crimes per 1,000 residents per year. Approximately 4.7% of homes in this area are social housing provided by a local council or housing association. The average income per household in Cassiobury is £89,537 per year. There are 5 schools in Cassiobury: 3 primary (0 Outstanding and 3 Good) and 1 secondary (1 Outstanding and 0 Good). Cassiobury is home to around 8,228 people, with a population density of about 1,909.6 per km2.

Crime rate

5/10

Crimes per 1k residents

Deprivation level

3/10

Income level

10/10

Connectivity

N/A

Area Profile

Cassiobury Population

8,228

Population density

1,909.6 per km²

Crime

Violence and sexual offences

24.91(-20%)

Anti-social behaviour

14.71(+27%)

Other theft

5.83(+5%)

Criminal damage and arson

5.35(-17%)

Public order

5.23(+1%)

East of England average

Demographics

British

3,647

44.34%

Indian

1,376

16.73%

Pakistani

767

9.32%

Other White

657

7.99%

Other Asian

382

4.64%

Total population: 8,226

Economics

Level 4+ (Degree)

3,575

54.7%

Level 3 (A level)

870

13.31%

Level 2 (GCSEs 9-4)

743

11.37%

No qualifications

637

9.75%

Level 1 (GCSEs 3-1)

416

6.36%

Total 16+ residents: 6,536

Housing

Owns outright

1,093

37.19%

Owns with a mortgage

1,093

37.19%

Private landlord or letting agency

520

17.69%

Other social rented

139

4.73%

Shared ownership

1.22%

Total households: 2,939

Property prices in Cassiobury

Based on 74 recent sales, the median property price is £775,000 in Cassiobury area, with individual transactions ranging from £140,000 up to £1,600,000.

Price distribution per property type (last year)

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Cassiobury over the last year.
Type	Sales	Median	5th percentile	25th percentile (Lower quartile)	75th percentile (Upper quartile)	95th percentile
Detached	27	£1,060,000	£463,500	£810,000	£1,167,499	£1,435,000
Flats	21	£305,000	£152,500	£230,000	£344,000	£370,000
Semi-Detached	19	£860,000	£713,000	£795,000	£962,750	£1,187,000
Terraced	7	£425,000	£379,000	£407,500	£540,000	£606,700

10 years median price trend in Cassiobury

All postcodes in Cassiobury

WD181SL

Cassiobury Park Avenue

WD187DX

Mildred Avenue

WD187GR

Observer Drive

WD173HE

Hempstead Road

WD173JN

Cassiobury Park Avenue

WD181ZH

The Avenue

WD187DZ

Mildred Avenue

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.

HM Land Registry • Police.uk • DfE • ONS • TfL • National Rail