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25 Blackhorse Lane, Redbourn, St Albans, AL3 7EP

4 sales on record2 planning records

Estimated value

£968,000

  • Since the 2013 sale (£575,000)+68%
  • Against AL3 7EP's recent median (£783,000)+24%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
5
Floor area
159 m²
1715 sq ft
Energy rating
D
Score 58
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£968,000

  • Against its 2013 sale (£575,000)+68%
  • Against AL3 7EP's recent median (£783,000)+24%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Blackhorse Lane is modelled from its 159 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in AL3 7EP. 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

    159 m² from the EPC lodged in October 2009

  • Sales of this home

    4 sales recorded, the latest in 2013

  • Recent sales in AL3 7EP

    5 sales, median £783,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has grown by over 3x since 1999.

Sales timeline

  1. 26 September 2013Most recent

    £575,000

    +17.8%over 2 years

  2. 9 November 2010

    £488,000

    +75.5%over 8 years

  3. 27 August 2002

    £278,000

    +56.2%over 3 years

  4. 4 August 1999

    £178,000

Median price across the last 5 sales in AL3 7EP: £783,000 (2025–2018).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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

Overview

About 25 Blackhorse Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

25 Blackhorse Lane is a five-bedroom semi-detached house in Redbourn, St. Albans, St Albans (AL3 7EP). It has a recorded floor area of 159 m² (around 1715 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (October 2009) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 69). The latest certificate is from October 2009, so improvements made since then won't be reflected.

Across 1999–2013, sale prices on this property compounded at 8.6% per year. Today's modelled estimate of £968,000 sits 68.3% above the 2013 sale of £575,000. 13 years since the last transfer (September 2013). Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.

Specifications

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

  • Bedrooms5
Before you decide

Everything you need to know about 25 Blackhorse Lane

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

25 Blackhorse Lane's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Oct 2019

Current Certificate
Oct 2009

EPC Rating

A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 12 October 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 25 Blackhorse Lane, Redbourn, St Albans, AL3 7EP, sourced from the PlanIt planning register.

2 applications on record at 25 Blackhorse Lane, Redbourn, St Albans, AL3 7EP

2decisions2extensions41documents
  1. Mar 2022
    Loft ConversionFull
    Outcome in report

    Extension: Rear of property

    Loft conversion with front and rear roof lights, single storey rear extension with roof lights, alterations to front porch and alterations to openings

    ExtensionPorch
    Documents
    25 docs on file
    Reference
    5/2021/3296
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 25 Blackhorse Lane, Redbourn, St Albans, AL3 7EP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full
  • The 41 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Blackhorse Lane homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

25 Blackhorse Lane is notably below the street on price per m².

Price per m²

£3,610

Street avg £6,097

Strongly below

Floor Area

159 m²

Street avg 151 m²

Above

Habitable Rooms

8 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

6.9 t/year

Street avg 6.8 t/year

Below
Area

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.
Full St Albans report

Crime

170/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Aysgarth Road — bus stop.

Closest school

0.4 km

Redbourn Primary School. 5 schools nearby.

Nearest schools

  • Redbourn Primary SchoolPrimary352m
  • Roundwood Park SchoolSecondary2.7km
  • Roundwood Primary SchoolPrimary2.8km
  • Flamstead Village SchoolPrimary2.8km

Nearest stops

  • Aysgarth RoadBus stop230m
  • Luton LaneBus stop386m
  • RidgedownBus stop543m
  • Lamb LaneBus stop632m

Most reported crime locally

  • Violence & Sexual Offences776 reports30%
  • Anti-social Behaviour568 reports22%
  • Shoplifting208 reports8%
  • Other Theft193 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,495 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£898k

1 Dell Cottage, Lybury Lane, Redbourn

AL3 7JJ

5 bed3 bath
£873k

1 Brooke End, Redbourn

AL3 7GA

4 bed
£830k

1 Flint Copse, Crown Street, Redbourn

AL3 7QE

4 bed2 bath
£811k

1 Coopers Meadow, Redbourn

AL3 7EY

4 bed3 bath
£796k

1 Draper Court, Peartree House, Crown Street, Redbourn

AL3 7HN

4 bed2 bath
£740k

1 Appletree Grove, Cumberland Drive, Redbourn

AL3 7PG

4 bed
£693k

1 Bassett Close, Redbourn

AL3 7JY

4 bed
£652k

1 Fish Street Farm, High Street, Redbourn

AL3 7NS

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 25 Blackhorse Lane is modelled from its 159 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in AL3 7EP. 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. 4 sales are recorded for 25 Blackhorse Lane. 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 Blackhorse Lane was lodged in October 2009 at band D and expired in October 2019, 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. 2 applications are matched to 25 Blackhorse Lane. 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 5 schools and 30 stops listed are measured in a straight line from AL3 7EP, not by walking route.
Council tax band
25 Blackhorse Lane is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Blackhorse Lane, Redbourn, St Albans, AL3 7EP. Each answer is also embedded as structured data for search engines.

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