Model valuation£417,0008 Busby Close
Local market context
85a, Abbots Park, St Albans, AL1 1TN
5 sales on record
Estimated value
£596,000
- Since the 2022 sale (£520,000)+15%
- Against AL1 1TN's recent median (£470,000)+27%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Bathrooms
2
Floor area
117 m²
1259 sq ft
Energy rating
C
Score 69
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
£596,000
- Against its 2022 sale (£520,000)+15%
- Against AL1 1TN's recent median (£470,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 117 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in AL1 1TN. 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
117 m² from the EPC lodged in April 2022
Sales of this home
5 sales recorded, the latest in 2022
Recent sales in AL1 1TN
5 sales, median £470,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
Latest sale on 85a was the highest on Land Registry record across the postcode.
Sales timeline
6 October 2022Most recent
£520,000
+6.4%over 5 years7 May 2017
£488,500
+125.1%over 10 years16 February 2007
£217,000
25 September 2003
£217,500
+121.9%over 5 years5 December 1997
£98,000
Median price across the last 5 sales in AL1 1TN: £470,000 (2025–2020).
Nearby sales in AL1 1TN
What this page doesn't show
1 potential issue has already been flagged for 85a, Abbots Park, St Albans, AL1 1TN. 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 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is a three-bedroom end-of-terrace house in St Albans (AL1 1TN). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (April 2022) shows a C (score 69), just inside the C band. When first surveyed in January 2017 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to B (score 84).
Most recent transfer: October 2022 at £520,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1997–2022, sale prices on this property compounded at 7% per year. Today's modelled estimate of £596,000 is 14.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£413/sq ft) was about 97.9% above the typical sold price in the postcode.
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
- Open-plan layoutYes
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Communal gardenYes
- DrivewayYes
Before you decide
Everything you need to know about 85a
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.
Current Certificate(1 of 2)
Apr 2022
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 April 2032
Property Improvements
Changes detected from historical EPC data
Apr 2022from Jan 2017
EPC improved fromE53toC69
Windows
AverageGood
Window efficiency improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
40%79%
More low energy lighting installed
Planning history
Applications and permits filed against 85a, Abbots Park, St Albans, AL1 1TN, sourced from the PlanIt planning register.
85a 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 Abbots Park homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 85a runs comfortably ahead of the street norm.
Price per m²
£4,444
Street avg £2,921
Floor Area
117 m²
Street avg 116 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.5 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.
Crime
283/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Cunningham Avenue — bus stop.
Closest school
0.6 km
Cunningham Hill Junior School. 35 schools nearby.
Nearest schools
- Cunningham Hill Junior SchoolPrimary594m
- Cunningham Hill Infant SchoolPrimary594m
- Samuel Ryder AcademyAll-through766m
- Samuel Ryder AcademyAll-through766m
Nearest stops
- Cunningham AvenueBus stop263m
- Mile House LaneBus stop278m
- Wingate WayBus stop659m
- St Vincent DriveBus stop682m
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 2 HomeBuyer Report
Mid 20th centuryEnd-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£761k
1 De Tany Court
AL1 1TT
3 bed2 bath
£460k
1 Abbots Park
AL1 1TN
3 bed
£780k
1 Hordle Gardens
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1 Belmont Court, Belmont Hill
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3 bed
£529k
1 Birklands Park, London Road
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2 bed2 bath
£678k
1 Holywell Mews, Holywell Hill
AL1 1BZ
2 bed1 bath
£514k
1 Grove Road
AL1 1DQ
2 bed
£495k
1 Hopkins Yard, Watsons Walk
AL1 1PD
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 85a is modelled from its 117 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in AL1 1TN. 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. 5 sales are recorded for 85a. 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 85a was lodged in April 2022 at band C and is valid until April 2032. 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 85a. 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 35 schools and 30 stops listed are measured in a straight line from AL1 1TN, not by walking route.
- Council tax band
- 85a 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 85a, Abbots Park, St Albans, AL1 1TN. Each answer is also embedded as structured data for search engines.
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- Every home in AL1 1TNSold prices, values and energy ratings for the postcode
- AL 1 property marketPrices, postcodes, schools and transport across the district
- 85a, Abbots Park, 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