Model valuation£417,0008 Busby Close
Local market context
2 Orphanage Road, Watford, WD17 1PG
Estimated value
£231,000
- Since the 1996 sale (£45,500)+408%
- Against WD17 1PG's recent median (£174,990)+32%
Newest record on this page: October 2015. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Floor area
48 m²
517 sq ft
Energy rating
D
Score 68
Council tax
Band C
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
£231,000
- Against its 1996 sale (£45,500)+408%
- Against WD17 1PG's recent median (£174,990)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Orphanage Road is modelled from its 48 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1PG. 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
48 m² from the EPC lodged in October 2015
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in WD17 1PG
3 sales, median £174,990 (2015–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2015 | 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.
2 Orphanage Road's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
1 November 1996Most recent
£45,500
Median price across the last 3 sales in WD17 1PG: £174,990 (2015–2006).
What this page doesn't show
2 potential issues have already been flagged for 2 Orphanage Road, Watford, WD17 1PG. 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 2 Orphanage Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Orphanage Road is a property in Watford (WD17 1PG). It has a recorded floor area of 48 m² (around 517 sq ft) and council tax band C. At 48 m² this is the 4th smallest of 13 units on EPC record in the building, where floor areas span 33–97 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (October 2015) shows a D (score 68), on the cusp of jumping into the C band. The latest certificate is from October 2015, so improvements made since then won't be reflected.
Untraded for 30 years, with the last transfer in November 1996. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £231,000 sits 407.7% above the 1996 sale of £45,500. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 60.5% below the postcode norm. At 48 m² it's 18.6% smaller than the typical home in the postcode (59 m² median across 12 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs).
Before you decide
Everything you need to know about 2 Orphanage Road
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Oct 2025
Current Certificate
Oct 2015EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
—
Certificate validity
Expired on 14 October 2025
Planning history
Applications and permits filed against 2 Orphanage Road, Watford, WD17 1PG, sourced from the PlanIt planning register.
2 Orphanage Road 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 Orphanage Road homes
Three headline reads against 12 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Orphanage Road runs well behind the street norm.
EPC Rating
68 (D)
Street avg 73 (C)
Floor Area
48 m²
Street avg 56 m²
CO₂ Emissions
2.1 t/year
Street avg 1.9 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
Anglian Close — bus stop.
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 SchoolPrimary420m
- Central Primary SchoolPrimary670m
- Lanchester Primary SchoolPrimary906m
- West Herts College16 plus928m
Nearest stops
- Anglian CloseBus stop246m
- St John's RoadBus stop267m
- Watford Junction Rail StationRailway station267m
- Watford Junction Railway StationBus stop269m
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 1PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
44.8dB
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
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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 2 Orphanage Road is modelled from its 48 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1PG. 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 2 Orphanage Road. 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 2 Orphanage Road was lodged in October 2015 at band D and expired in October 2025, 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. None is matched to 2 Orphanage Road. 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 1PG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Orphanage Road is in council tax band C. 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 2 Orphanage Road, Watford, WD17 1PG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 1PGSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 2 Orphanage Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales