16a, St Johns Road, Watford, WD17 1PT

16a is a three-bedroom detached house in Watford (WD17 1PT). It has a recorded floor area of 170 m² (around 1830 sq ft), construction records dating it to before 1900 and council tax band D. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include a self-contained annexe. The latest certificate (November 2020) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 79).

Today's modelled estimate of £796,000 is 10.1% below the 2022 sale of £885,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£484/sq ft) was about 32.8% above the typical sold price in the postcode. At 170 m² the property is well over the postcode median (45 m² across 22 EPCs), placing it in the larger end of the local stock. Most recent transfer: August 2022 at £885,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.