Model valuation£417,0008 Busby Close
Local market context
8b, St Johns Road, Watford, WD17 1PT
5 sales on record
Estimated value
£255,000
- Since the 2022 sale (£232,500)+10%
- Against WD17 1PT's recent median (£580,000)-56%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
40 m²
431 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£255,000
- Against its 2022 sale (£232,500)+10%
- Against WD17 1PT's recent median (£580,000)-56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8b is modelled from its 40 m² EPC floor area, its 5 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
40 m² from the EPC lodged in January 2026
Sales of this home
5 sales recorded, the latest in 2022
Recent sales in WD17 1PT
5 sales, median £580,000 (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 | 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.
8b has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
20 December 2022Most recent
£232,500
-9.6%over 6 years21 September 2016
£257,050
+105.6%over 10 years27 October 2005
£125,000
+60.3%over 4 years23 November 2000
£78,000
+36.8%over 1 year29 April 1999
£57,000
Median price across the last 5 sales in WD17 1PT: £580,000 (2025–2022).
Nearby sales in WD17 1PT
What this page doesn't show
2 potential issues have already been flagged for 8b, 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 8b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8b is an end-of-terrace house in Watford (WD17 1PT). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to before 1900 and council tax band C. At 40 m² this is the 8th smallest of 23 units on EPC record in the building, where floor areas span 16–171 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (January 2026) shows a C (score 70). When first surveyed in February 2016 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Good.
Most recent transfer: December 2022 at £232,500. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2022, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£540/sq ft) was about 46.3% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 8b
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(1 of 2)
Jan 2026
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Valid until 6 January 2036
Property Improvements
Changes detected from historical EPC data
Jan 2026from Feb 2016
EPC improved fromD58toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
Full DoubleHigh Performance
High performance glazing installed
Low Energy Lighting
13%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8b, St Johns Road, Watford, WD17 1PT, sourced from the PlanIt planning register.
8b 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 St Johns Road homes
Four headline reads against 17 similar flats on this street, drawn from the latest EPC and Land Registry data.
8b outperforms the street on co₂ emissions by a wide margin.
Price per m²
£5,813
Street avg £8,191
Floor Area
40 m²
Street avg 43 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.6 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
Victorian-era2nd Floor FlatEPC CPre-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.
From £885 · 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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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 8b is modelled from its 40 m² EPC floor area, its 5 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. 5 sales are recorded for 8b. 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 8b was lodged in January 2026 at band C and is valid until January 2036. 2 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 8b. 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
- 8b 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 8b, St Johns Road, Watford, WD17 1PT. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 1PTSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 8b, St Johns Road, Watford valuationHow the estimate is built and what moves it
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