Model valuation£417,0008 Busby Close
Local market context
23 Grindcobbe, St Albans, AL1 2ED
Estimated value
£542,000
- Since the 2022 sale (£500,000)+8%
- Against AL1 2ED's recent median (£250,000)+117%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
4
From EPC
Floor area
75 m²
807 sq ft
Energy rating
D
Score 67
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
£542,000
- Against its 2022 sale (£500,000)+8%
- Against AL1 2ED's recent median (£250,000)+117%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Grindcobbe is modelled from its 75 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in AL1 2ED. 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
75 m² from the EPC lodged in June 2022
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in AL1 2ED
5 sales, median £250,000 (2025–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 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 23 Grindcobbe was the highest on Land Registry record across the postcode.
Sales timeline
7 November 2022Most recent
£500,000
+566.7%over 26 years21 July 1996
£75,000
Median price across the last 5 sales in AL1 2ED: £250,000 (2025–2015).
What this page doesn't show
1 potential issue has already been flagged for 23 Grindcobbe, St Albans, AL1 2ED. 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 23 Grindcobbe
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Grindcobbe is an end-of-terrace house in St Albans (AL1 2ED). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (June 2022) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump.
At 75 m² it's 21% larger than the typical home in the postcode (62 m² median across 28 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2022, sale prices on this property compounded at 7.5% per year. On a £-per-square-foot basis, the last sale (£619/sq ft) was about 134.2% above the typical sold price in the postcode. Sold November 2022 for £500,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 23 Grindcobbe
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.
23 Grindcobbe sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jun 2022EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 June 2032
Planning history
Applications and permits filed against 23 Grindcobbe, St Albans, AL1 2ED, sourced from the PlanIt planning register.
23 Grindcobbe has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Grindcobbe homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 23 Grindcobbe stands well clear of the street.
Price per m²
£6,667
Street avg £4,913
Floor Area
75 m²
Street avg 78 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.5 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
0.2 km
Monks Close — bus stop.
Closest school
0.5 km
Mandeville Primary School. 27 schools nearby.
Nearest schools
- Mandeville Primary SchoolPrimary471m
- St Adrian Roman Catholic Primary SchoolPrimary557m
- St Peter's SchoolPrimary646m
- The Abbey Church of England Voluntary Aided Primary School, St AlbansPrimary849m
Nearest stops
- Monks CloseBus stop228m
- Trumpington DriveBus stop254m
- Pemberton CloseBus stop297m
- Mentmore RoadBus stop300m
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
Late 20th centuryEnd-Terrace HouseEPC D
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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.
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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 23 Grindcobbe is modelled from its 75 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in AL1 2ED. 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. 2 sales are recorded for 23 Grindcobbe. 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 23 Grindcobbe was lodged in June 2022 at band D and is valid until June 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23 Grindcobbe. 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 27 schools and 30 stops listed are measured in a straight line from AL1 2ED, not by walking route.
- Council tax band
- 23 Grindcobbe 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 23 Grindcobbe, St Albans, AL1 2ED. Each answer is also embedded as structured data for search engines.
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- Every home in AL1 2EDSold prices, values and energy ratings for the postcode
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- 23 Grindcobbe, St Albans valuationHow the estimate is built and what moves it
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