Model valuation£417,0008 Busby Close
Local market context
22 St Johns Road, Watford, WD17 1QA
1 planning record
Estimated value
£270,000
- Against WD17 1QA's recent median (£590,000)-54%
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
Semi-detached
Floor 00
Habitable rooms
2
From EPC
Floor area
56 m²
603 sq ft
Energy rating
C
Score 78
Council tax
Band C
Tenure
Owner Occupied
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
£270,000
- Against WD17 1QA's recent median (£590,000)-54%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 St Johns Road is modelled from its 56 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 1QA. 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
56 m² from the EPC lodged in September 2020
Sales of this home
No sale recorded since 1995
Recent sales in WD17 1QA
5 sales, median £590,000 (2026–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
22 St Johns Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD17 1QA: £590,000 (2026–2016).
Nearby sales in WD17 1QA
What this page doesn't show
2 potential issues have already been flagged for 22 St Johns Road, Watford, WD17 1QA. 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 22 St Johns Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 St Johns Road is a semi-detached house in Watford (WD17 1QA). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 2007-2011 and council tax band C. At 56 m² this is the smallest unit on EPC record across the building (56–149 m²). The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (78 versus a worst of 37). The latest certificate (September 2020) shows a C (score 78), near the top of the C band. The rating has held steady at C across 3 certificates since September 2009. Between certificates, lighting went from Average to Very Good.
At 56 m² it sits well below the postcode median (127 m² across 6 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision refused in 2006.
Before you decide
Everything you need to know about 22 St Johns 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.
22 St Johns Road's carbon output is low for the local stock.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Sept 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Sept 2020from Sept 2020
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 St Johns Road, Watford, WD17 1QA, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
1 application on record at 22 St Johns Road, Watford, WD17 1QA
1decisions17documents7nearby
Flagged:Subdivision
- Nov 2006SubdivisionFullOutcome in report
Conversion of existing house into two flats
- Documents
- 17 docs on file
- Reference
- 06/01273/FUL
Unlock 22 St Johns Road, Watford, WD17 1QA'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 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
West Street — bus stop.
Closest school
0.4 km
Watford St John's Church of England Primary School. 36 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary429m
- Lanchester Primary SchoolPrimary551m
- West Herts College16 plus573m
- Central Primary SchoolPrimary828m
Nearest stops
- West StreetBus stop182m
- Beechen Grove NorthBus stop186m
- St John's RoadBus stop223m
- Town HallBus stop257m
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 1QA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.3dB
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
Level 3 Building Survey
21st centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property 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 22 St Johns Road is modelled from its 56 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 1QA. 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. No sale is recorded for 22 St Johns Road, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 22 St Johns Road was lodged in September 2020 at band C and is valid until September 2030. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 22 St Johns 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 36 schools and 30 stops listed are measured in a straight line from WD17 1QA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 St Johns 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 22 St Johns Road, Watford, WD17 1QA. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 1QASold prices, values and energy ratings for the postcode
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