Model valuation£417,0008 Busby Close
Local market context
22 Watsons Walk, St Albans, AL1 1PD
3 sales on record
Estimated value
£323,000
- Since the 2000 sale (£86,000)+276%
- Against AL1 1PD's recent median (£538,800)-40%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Bedrooms
2
Bathroom
1
Floor area
44 m²
474 sq ft
Energy rating
C
Score 69
Council tax
Band C
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£323,000
- Against its 2000 sale (£86,000)+276%
- Against AL1 1PD's recent median (£538,800)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Watsons Walk is modelled from its 44 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in AL1 1PD. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
44 m² from the EPC lodged in August 2021
Sales of this home
3 sales recorded, the latest in 2000
Recent sales in AL1 1PD
5 sales, median £538,800 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
22 Watsons Walk's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
19 December 2000Most recent
£86,000
+41.0%over 2 years13 April 1998
£61,000
+23.9%over 1 year21 November 1996
£49,250
Median price across the last 5 sales in AL1 1PD: £538,800 (2025–2023).
Nearby sales in AL1 1PD
What this page doesn't show
1 potential issue has already been flagged for 22 Watsons Walk, St Albans, AL1 1PD. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 22 Watsons Walk
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Watsons Walk is a two-bedroom semi-detached house in St Albans (AL1 1PD). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2021) shows a C (score 69), just inside the C band. When first surveyed in October 2009 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Average to Very Good.
It hasn't traded since December 2000, a hold of 26 years that's notably long for the area. Across 1996–2000, sale prices on this property compounded at 14.7% per year. Today's modelled estimate of £323,000 sits 275.6% above the 2000 sale of £86,000. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 53.9% below the postcode norm. At 44 m² it's 25.4% smaller than the typical home in the postcode (59 m² median across 26 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- GarageYes
Before you decide
Everything you need to know about 22 Watsons Walk
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Aug 2021
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 23 August 2031
Property Improvements
Changes detected from historical EPC data
Aug 2021from Oct 2009
EPC improved fromD60toC69
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
30%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Watsons Walk, St Albans, AL1 1PD, sourced from the PlanIt planning register.
22 Watsons Walk has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Watsons Walk homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
22 Watsons Walk outperforms the street on epc rating by a wide margin.
EPC Rating
69 (C)
Street avg 61 (D)
Floor Area
44 m²
Street avg 51 m²
CO₂ Emissions
2.0 t/year
Street avg 3.1 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the St Albans district page.
Rail-style transport is unusually close for this postcode.
Crime
283/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Cottonmill Crescent — bus stop.
Closest school
0.2 km
St Peter's School. 33 schools nearby.
Nearest schools
- St Peter's SchoolPrimary204m
- The Abbey Church of England Voluntary Aided Primary School, St AlbansPrimary508m
- Loreto CollegeSecondary646m
- Alban City SchoolPrimary707m
Nearest stops
- Cottonmill CrescentBus stop304m
- Alma RoadBus stop318m
- Telford CourtBus stop327m
- Lattimore RoadBus stop328m
Most reported crime locally
- Violence & Sexual Offences1,137 reports27%
- Anti-social Behaviour796 reports19%
- Shoplifting555 reports13%
- Vehicle Crime377 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Get a survey for this property
Level 3 Building Survey
Early 20th century1st Floor MaisonetteEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£317k
1 Dorcas Court, Old London Road
AL1 1PW
2 bed1 bath
£338k
1 Duncan Court, London Road
AL1 1JU
2 bed1 bath
£356k
1 Abbey Court, Holywell Hill
AL1 1HA
2 bed1 bath
£271k
1 Henrys Grant, Riverside Road
AL1 1RY
2 bed1 bath
£495k
1 Hopkins Yard, Watsons Walk
AL1 1PD
2 bed1 bath
£514k
1 Grove Road
AL1 1DQ
2 bed
£529k
1 Birklands Park, London Road
AL1 1TS
2 bed2 bath
£678k
1 Holywell Mews, Holywell Hill
AL1 1BZ
2 bed1 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 22 Watsons Walk is modelled from its 44 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in AL1 1PD. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 22 Watsons Walk. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 22 Watsons Walk was lodged in August 2021 at band C and is valid until August 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Watsons Walk. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 33 schools and 30 stops listed are measured in a straight line from AL1 1PD, not by walking route.
- Council tax band
- 22 Watsons Walk is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Watsons Walk, St Albans, AL1 1PD. Each answer is also embedded as structured data for search engines.
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- Every home in AL1 1PDSold prices, values and energy ratings for the postcode
- AL 1 property marketPrices, postcodes, schools and transport across the district
- 22 Watsons Walk, St Albans valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales