Model valuation£417,0008 Busby Close
Local market context
12a, Woodford Road, Watford, WD17 1PA
1 planning record
Estimated value
£256,000
- Since the 2003 sale (£150,000)+71%
- Against WD17 1PA's recent median (£260,000)-2%
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
Floor 01
Habitable rooms
3
From EPC
Floor area
41 m²
441 sq ft
Energy rating
D
Score 60
Council tax
Band B
Tenure
Private Rental
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
£256,000
- Against its 2003 sale (£150,000)+71%
- Against WD17 1PA's recent median (£260,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12a is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1PA. 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
41 m² from the EPC lodged in April 2024
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in WD17 1PA
5 sales, median £260,000 (2025–2018)
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 | 1 application | 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.
12a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 January 2003Most recent
£150,000
Median price across the last 5 sales in WD17 1PA: £260,000 (2025–2018).
Nearby sales in WD17 1PA
What this page doesn't show
2 potential issues have already been flagged for 12a, Woodford Road, Watford, WD17 1PA. 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
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About 12a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12a is an end-of-terrace house in Watford (WD17 1PA). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1900-1929 and council tax band B. At 41 m² this is the 3rd smallest of 22 units on EPC record in the building, where floor areas span 39–239 m². The building's EPC ratings span E to C across 22 units on file. The latest certificate (April 2024) shows a D (score 60), on the cusp of jumping into the C band.
Untraded for 24 years, with the last transfer in January 2003. Today's modelled estimate of £256,000 sits 70.7% above the 2003 sale of £150,000. On a £-per-square-foot basis, the last sale (£340/sq ft) was about 81.1% above the typical sold price in the postcode. At 41 m² it sits well below the postcode median (68 m² across 21 EPCs), making it one of the more compact homes locally. One planning record on file: an extension refused in 2016.
Before you decide
Everything you need to know about 12a
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.
Current Certificate
Apr 2024EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 10 April 2034
Planning history
Applications and permits filed against 12a, Woodford Road, Watford, WD17 1PA, sourced from the PlanIt planning register.
1 application on record at 12a, Woodford Road, Watford, WD17 1PA
1decisions1extensions29documents7nearby
- Jun 2016ExtensionFullOutcome in report
Extension: Rear of property
Erection of a rear extension to both first floor flats.
- Documents
- 29 docs on file
- Reference
- 16/00573/FUL
Unlock 12a, Woodford Road, Watford, WD17 1PA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 7 notable nearby
- The 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Woodford Road homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
12a is notably below the street on floor area.
Price per m²
£3,659
Street avg £3,134
Floor Area
41 m²
Street avg 53 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.7 t/year
Street avg 2.7 t/year
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
0.2 km
Watford Junction Rail Station — railway station.
Closest school
0.4 km
Watford St John's Church of England Primary School. 35 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary447m
- Central Primary SchoolPrimary737m
- Lanchester Primary SchoolPrimary847m
- West Herts College16 plus869m
Nearest stops
- Watford Junction Rail StationRailway station186m
- Watford Junction Railway StationBus stop187m
- Watford Junction Rail StationRailway station223m
- St John's RoadBus stop259m
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 1PA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.1dB
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
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
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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 12a is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1PA. 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. 1 sale is recorded for 12a. 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 12a was lodged in April 2024 at band D and is valid until April 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12a. 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 35 schools and 30 stops listed are measured in a straight line from WD17 1PA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12a 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 12a, Woodford Road, Watford, WD17 1PA. Each answer is also embedded as structured data for search engines.
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