Model valuation£417,0008 Busby Close
Local market context
16e, St Johns Road, Watford, WD17 1PT
6 sales on record4 planning records
Estimated value
£516,000
- Since the 2024 sale (£580,000)-11%
- Against WD17 1PT's recent median (£285,000)+81%
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
Semi-detached
Floor 00
Habitable rooms
1
From EPC
Floor area
16 m²
172 sq ft
Energy rating
E
Score 49
Council tax
Band D
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
£516,000
- Against its 2024 sale (£580,000)-11%
- Against WD17 1PT's recent median (£285,000)+81%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16e is modelled from its 16 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD17 1PT. 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
16 m² from the EPC lodged in June 2024
Sales of this home
6 sales recorded, the latest in 2024
Recent sales in WD17 1PT
5 sales, median £285,000 (2025–2022)
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 of 4 applications | 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.
16e has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
11 July 2024Most recent
£580,000
+1.8%over 2 years29 March 2022
£570,000
+128.0%over 11 years15 February 2011
£250,000
-16.7%over 4 years12 January 2007
£300,000
+160.9%over 8 years18 December 1998
£115,000
-1.7%23 June 1998
£117,000
Median price across the last 5 sales in WD17 1PT: £285,000 (2025–2022).
Nearby sales in WD17 1PT
What this page doesn't show
2 potential issues have already been flagged for 16e, St Johns Road, Watford, WD17 1PT. 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 16e
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16e is a semi-detached house in Watford (WD17 1PT). It has a recorded floor area of 16 m² (around 172 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (June 2024) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2011); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on electricity.
Across 1998–2024, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £516,000 is 11% below the 2024 sale of £580,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£3,368/sq ft) was about 1047.1% above the typical sold price in the postcode. At 16 m² it sits well below the postcode median (47 m² across 22 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 4 planning records sit against the property, 1 approved, 2 refused. Last sale on file: £580,000 in July 2024.
Before you decide
Everything you need to know about 16e
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jun 2024
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 27 June 2034
Property Improvements
Changes detected from historical EPC data
Nov 2021from Jan 2011
Low Energy Lighting
20%58%
More low energy lighting installed
Jun 2024from Nov 2021
EPC improved fromD64toE49
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main SystemInstantaneous
Hot water system changed
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
58%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16e, St Johns Road, Watford, WD17 1PT, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
4 applications on record at 16e, St Johns Road, Watford, WD17 1PT
4decisions2extensions57documents7nearby
Flagged:RetrospectiveDemolitionSubdivision
- Jul 2013ExtensionAmendmentOutcome in report
Extension: Two storey · Rear of property
Retrospective application of a lawful development certificate for erection of a double storey rear extension.
Retrospective- Documents
- 18 docs on file
- Reference
- 13/00117/LDC
- More recent applications — locked
- AmendmentOct 2017Decision
- SubdivisionJan 2015Decision
+ 1 more application in the report
Unlock 16e, St Johns Road, Watford, WD17 1PT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 7 notable nearby
- The 57 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other St Johns Road homes
Four headline reads against 17 similar flats on this street, drawn from the latest EPC and Land Registry data.
16e outperforms the street on price per m² by a wide margin.
Price per m²
£36,250
Street avg £5,655
Floor Area
16 m²
Street avg 44 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.2 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
St John's Road — 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 SchoolPrimary358m
- Central Primary SchoolPrimary664m
- Lanchester Primary SchoolPrimary810m
- West Herts College16 plus832m
Nearest stops
- St John's RoadBus stop175m
- Watford Junction Railway StationBus stop252m
- Watford Junction Rail StationRailway station254m
- Watford Junction Rail StationRailway station288m
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 1PT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
44.7dB
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
Late 20th centuryDetached HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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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 16e is modelled from its 16 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD17 1PT. 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. 6 sales are recorded for 16e. 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 16e was lodged in June 2024 at band E and is valid until June 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 16e. 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 1PT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16e is in council tax band D. 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 16e, St Johns Road, Watford, WD17 1PT. Each answer is also embedded as structured data for search engines.
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