Model valuation£417,0008 Busby Close
Local market context
21 Barncroft Way, St Albans, AL1 5QZ
3 planning records
Estimated value
£1,079,000
- Since the 2022 sale (£1,300,000)-17%
- Against AL1 5QZ's recent median (£1,200,000)-10%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
176 m²
1894 sq ft
Energy rating
C
Score 74
Council tax
Band G
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
£1,079,000
- Against its 2022 sale (£1,300,000)-17%
- Against AL1 5QZ's recent median (£1,200,000)-10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Barncroft Way is modelled from its 176 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in AL1 5QZ. 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
176 m² from the EPC lodged in September 2021
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in AL1 5QZ
5 sales, median £1,200,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 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.
Sale price has at least doubled since 2013.
Sales timeline
10 February 2022Most recent
£1,300,000
+109.7%over 9 years10 January 2013
£620,000
Median price across the last 5 sales in AL1 5QZ: £1,200,000 (2025–2020).
Nearby sales in AL1 5QZ
What this page doesn't show
1 potential issue has already been flagged for 21 Barncroft Way, St Albans, AL1 5QZ. 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
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About 21 Barncroft Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Barncroft Way is a detached house in St Albans (AL1 5QZ). It has a recorded floor area of 176 m² (around 1894 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (September 2021) shows a C (score 74).
Across 2013–2022, sale prices on this property compounded at 8.5% per year. Today's modelled estimate of £1,079,000 is 17% below the 2022 sale of £1,300,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£686/sq ft) was about 34.2% above the typical sold price in the postcode. At 176 m² the property is well over the postcode median (125 m² across 9 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 0 approved, 0 refused. Sold February 2022 for £1,300,000. 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 21 Barncroft Way
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
Sept 2021EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 September 2031
Planning history
Applications and permits filed against 21 Barncroft Way, St Albans, AL1 5QZ, sourced from the PlanIt planning register.
21 Barncroft Way has been extended on multiple sides of the property across separate planning applications.
3 applications on record at 21 Barncroft Way, St Albans, AL1 5QZ
3decisions3extensions13documents5nearby
- Mar 2002ExtensionFullOutcome in report
Extension: Part single, part two storey · Side of property
First floor front, two storey and single storey side extensions
- Documents
- 1 doc on file
- Reference
- 5/2002/0169
- More recent applications — locked
- ExtensionDec 2019Decision
- PorchJul 2019Decision
Unlock 21 Barncroft Way, St Albans, AL1 5QZ'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 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Barncroft Way homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 21 Barncroft Way runs comfortably ahead of the street norm.
Price per m²
£7,386
Street avg £6,259
Floor Area
176 m²
Street avg 168 m²
Habitable Rooms
9 rooms
Street avg 8 rooms
CO₂ Emissions
4.8 t/year
Street avg 7.6 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
0.1 km
Park View Close — bus stop.
Closest school
0.2 km
Cunningham Hill Junior School. 36 schools nearby.
Nearest schools
- Cunningham Hill Junior SchoolPrimary238m
- Cunningham Hill Infant SchoolPrimary238m
- St Alban & St Stephen Catholic Primary School & NurseryPrimary465m
- Camp Primary and Nursery SchoolPrimary483m
Nearest stops
- Park View CloseBus stop69m
- Wingate WayBus stop189m
- Roland StreetBus stop269m
- Dexter CloseBus stop277m
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 21 Barncroft Way is modelled from its 176 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in AL1 5QZ. 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 21 Barncroft Way. 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 21 Barncroft Way was lodged in September 2021 at band C and is valid until September 2031. 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 21 Barncroft Way. 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 36 schools and 30 stops listed are measured in a straight line from AL1 5QZ, not by walking route.
- Council tax band
- 21 Barncroft Way is in council tax band G. 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 21 Barncroft Way, St Albans, AL1 5QZ. Each answer is also embedded as structured data for search engines.
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- Every home in AL1 5QZSold prices, values and energy ratings for the postcode
- AL 1 property marketPrices, postcodes, schools and transport across the district
- 21 Barncroft Way, St Albans valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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