Model valuation£417,0008 Busby Close
Local market context
Crossroads House, 5, 165 The Parade, High Street, Watford, WD17 1NJ
EPC B
Estimated value
£193,000
Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 02
Habitable rooms
2
From EPC
Floor area
50 m²
538 sq ft
Energy rating
B
Score 84
Council tax
Band B
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
£193,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Crossroads House is modelled from its 50 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 1NJ. 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
50 m² from the EPC lodged in February 2023
Sales of this home
No sale recorded since 1995
Recent sales in WD17 1NJ
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | 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.
Crossroads House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What this page doesn't show
2 potential issues have already been flagged for Crossroads House, 5, 165 The Parade, High Street, Watford, WD17 1NJ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 Crossroads House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Crossroads House is a detached house in Watford (WD17 1NJ). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (February 2023) returns a B (score 84), comfortably above the UK average. When first surveyed in July 2009 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Average, window efficiency went from Average to Good and hot-water efficiency went from Poor to Average. Main heating runs on electricity. At 50 m² this is the 16th smallest of 22 units on EPC record in Crossroads House, where floor areas span 40–50 m². The building's EPC ratings span E to B, with this unit at the top.
Its energy rating outperforms most of the postcode (better than 81% of similar EPCs).
Before you decide
Everything you need to know about Crossroads House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
For a compact home of this size, this rating sits in the top tier locally.
Current Certificate(1 of 3)
Feb 2023
EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 February 2033
Property Improvements
Changes detected from historical EPC data
Jun 2010from Jul 2009
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
40%100%
More low energy lighting installed
Feb 2023from Jun 2010
EPC improved fromE41toB84
Hot Water
PoorAverage
Hot water efficiency improved
Wall Insulation
Uninsulated SolidPartial Insulation
Wall insulation upgraded
Planning history
Applications and permits filed against Crossroads House, 5, 165 The Parade, High Street, Watford, WD17 1NJ, sourced from the PlanIt planning register.
Crossroads House has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other The Parade homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
Crossroads House outperforms the street on epc rating by a wide margin.
EPC Rating
84 (B)
Street avg 69 (D)
Floor Area
50 m²
Street avg 46 m²
CO₂ Emissions
1.6 t/year
Street avg 3.0 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Watford district page.
Rail-style transport is unusually close for this postcode.
Crime
266/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Town Hall — bus stop.
Closest school
0.4 km
Lanchester Primary School. 37 schools nearby.
Nearest schools
- Lanchester Primary SchoolPrimary382m
- West Herts College16 plus399m
- Watford St John's Church of England Primary SchoolPrimary408m
- Chater Junior SchoolPrimary684m
Nearest stops
- Town HallBus stop55m
- Beechen Grove NorthBus stop73m
- Town HallBus stop144m
- Town HallBus stop145m
Most reported crime locally
- Violence & Sexual Offences1,094 reports29%
- Anti-social Behaviour733 reports20%
- Shoplifting489 reports13%
- Other Theft287 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WD17 1NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.6dB
Night-time· 23:00 – 07:00
46.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th century2nd Floor FlatEPC BNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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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10 Clarendon Road
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£174k
10a, Clarendon Road
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1 bed1 bath
£219k
10 Caledonian Court, West Street
WD17 1RY
1 bed
£219k
10 Woodford Road
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£235k
1 Elm Court, Albert Road South
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1 bed
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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 Crossroads House is modelled from its 50 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 1NJ. 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. No sale is recorded for Crossroads House, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Crossroads House was lodged in February 2023 at band B and is valid until February 2033. 3 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 Crossroads House. 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 14 months, which places each incident at an approximate point. The 37 schools and 30 stops listed are measured in a straight line from WD17 1NJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Crossroads House is in council tax band B. 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 Crossroads House, 5, 165 The Parade, High Street, Watford, WD17 1NJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 1NJSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- Crossroads House, 5, 165 The Parade, High Street, Watford valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales