Model valuation£417,0008 Busby Close
Local market context
25 Watsons Walk, St Albans, AL1 1PD
Extendable6 sales on record3 planning records
Estimated value
£820,000
- Since the 2023 sale (£788,000)+4%
- Against AL1 1PD's recent median (£465,000)+76%
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
Mid terrace
Bedrooms
3
Bathrooms
2
Floor area
110 m²
1184 sq ft
Energy rating
E
Score 53
Council tax
Band D
Tenure
Owner Occupied
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
£820,000
- Against its 2023 sale (£788,000)+4%
- Against AL1 1PD's recent median (£465,000)+76%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Watsons Walk is modelled from its 110 m² EPC floor area, its 6 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
110 m² from the EPC lodged in October 2016
Sales of this home
6 sales recorded, the latest in 2023
Recent sales in AL1 1PD
5 sales, median £465,000 (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 | 1 of 3 applications | 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.
25 Watsons Walk has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
26 October 2023Most recent
£788,000
+1.7%over 1 year7 December 2021
£775,000
+1.8%over 4 years20 January 2017
£761,000
+128.5%over 12 years21 October 2004
£333,000
+35.9%over 3 years24 July 2001
£245,000
+137.9%over 4 years28 April 1997
£103,000
Median price across the last 5 sales in AL1 1PD: £465,000 (2025–2023).
Nearby sales in AL1 1PD
What this page doesn't show
1 potential issue has already been flagged for 25 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 25 Watsons Walk
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Watsons Walk is a three-bedroom mid-terrace house in St Albans (AL1 1PD). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (October 2016) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. Other recorded features include a loft. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.
At 110 m² the property is well over the postcode median (55 m² across 26 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). Across 1997–2023, sale prices on this property compounded at 8% per year. On a £-per-square-foot basis, the last sale (£666/sq ft) was about 74.8% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 0 refused. Most recent transfer: October 2023 at £788,000.
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
- Bedrooms3
- Bathrooms2
- CloakroomYes
- LoftYes
Outside
- Private gardenSide and rear
- Corner plotYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 25 Watsons Walk
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Oct 2026
Current Certificate
Oct 2016EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 October 2026
Planning history
Applications and permits filed against 25 Watsons Walk, St Albans, AL1 1PD, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at 25 Watsons Walk, St Albans, AL1 1PD
3decisions3extensions34documents5nearby
Flagged:Demolition
- May 2019ExtensionOutcome in report
Extension: Single storey · Side and rear of property
Single storey side and rear extension with rooflights following demolition of existing conservatory, insertion of rear dormer windows and front rooflights
- Documents
- 9 docs on file
- Reference
- 5/2019/0342
- More recent applications — locked
- DemolitionAug 2022Decision
- ExtensionAug 2019Decision
Unlock 25 Watsons Walk, St Albans, AL1 1PD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 5 notable nearby
- The 34 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Watsons Walk homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 25 Watsons Walk runs well behind the street norm.
Price per m²
£7,164
Street avg £6,653
Floor Area
110 m²
Street avg 71 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
5.4 t/year
Street avg 3.5 t/year
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
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£397k
1 Belmont Court, Belmont Hill
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1 Greenbanks
AL1 1JA
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£678k
1 Holywell Mews, Holywell Hill
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£529k
1 Birklands Park, London Road
AL1 1TS
2 bed2 bath
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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 25 Watsons Walk is modelled from its 110 m² EPC floor area, its 6 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. 6 sales are recorded for 25 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 25 Watsons Walk was lodged in October 2016 at band E and expired in October 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 25 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
- 25 Watsons Walk is in council tax band D. 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 25 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
- 25 Watsons Walk, St Albans valuationHow the estimate is built and what moves it
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