Model valuation£417,0008 Busby Close
Local market context
33 St Johns Road, Watford, WD17 1QB
3 sales on record2 planning records
Estimated value
£381,000
- Since the 2005 sale (£305,000)+25%
- Against WD17 1QB's recent median (£398,000)-4%
Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor Ground
Bedrooms
2
Floor area
82 m²
883 sq ft
Energy rating
D
Score 65
Council tax
Band B
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
£381,000
- Against its 2005 sale (£305,000)+25%
- Against WD17 1QB's recent median (£398,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 St Johns Road is modelled from its 82 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD17 1QB. 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
82 m² from the EPC lodged in November 2018
Sales of this home
3 sales recorded, the latest in 2005
Recent sales in WD17 1QB
5 sales, median £398,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
33 St Johns Road changed hands twice within eighteen months — unusual for the area.
Sales timeline
2 October 2005Most recent
£305,000
+4.5%5 April 2005
£292,000
+27.0%over 1 year26 January 2004
£230,000
Median price across the last 5 sales in WD17 1QB: £398,000 (2023–2021).
Nearby sales in WD17 1QB
What this page doesn't show
2 potential issues have already been flagged for 33 St Johns Road, Watford, WD17 1QB. 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 33 St Johns Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 St Johns Road is a two-bedroom detached house in Watford (WD17 1QB). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (November 2018) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2008); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77). At 82 m² this is the 9th smallest of 21 units on EPC record in the building, where floor areas span 24–185 m². The building's EPC ratings span E to B across 21 units on file.
It hasn't traded since October 2005, a hold of 21 years that's notably long for the area. At 82 m² it sits well below the postcode median (125 m² across 20 EPCs), making it one of the more compact homes locally. Across 2004–2005, sale prices on this property compounded at 18.2% per year. Today's modelled estimate of £381,000 is 24.9% above the 2005 sale price. On a £-per-square-foot basis, the last sale (£346/sq ft) was about 41.5% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
Before you decide
Everything you need to know about 33 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.
Current Certificate(1 of 6)
Nov 2018
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 November 2028
Property Improvements
Changes detected from historical EPC data
Nov 2008from Nov 2008
EPC improved fromC77toD59
Heating Controls
FullProg + TRVs
Heating controls changed
Low Energy Lighting
0%50%
More low energy lighting installed
Nov 2008from Nov 2008
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
50%0%
Low energy lighting percentage decreased
Nov 2018from Nov 2008
EPC improved fromD64toC71
Heating Controls
FullProg + TRVs
Heating controls changed
Low Energy Lighting
0%100%
More low energy lighting installed
Nov 2018from Nov 2018
EPC improved fromC71toD65
Planning history
Applications and permits filed against 33 St Johns Road, Watford, WD17 1QB, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey side and rear extension at 33 St Johns Road.
2 applications on record at 33 St Johns Road, Watford, WD17 1QB
2decisions2extensions32documents7nearby
- Feb 2018ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Erection of a part three storey, part second floor side extension and a single storey rear extension to extend the existing dwellings.
- Documents
- 18 docs on file
- Reference
- 17/01740/FUL
- More recent applications — locked
- ExtensionApr 2018Decision
Unlock 33 St Johns Road, Watford, WD17 1QB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 7 notable nearby
- The 32 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 9 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 33 St Johns Road lags the street by a wide margin.
Price per m²
£3,720
Street avg £7,593
Floor Area
82 m²
Street avg 58 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 2.6 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
0.1 km
Beechen Grove North — 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 SchoolPrimary393m
- Lanchester Primary SchoolPrimary499m
- West Herts College16 plus521m
- Central Primary SchoolPrimary804m
Nearest stops
- Beechen Grove NorthBus stop106m
- Town HallBus stop205m
- St John's RoadBus stop215m
- Town HallBus stop229m
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 1QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.0dB
Night-time· 23:00 – 07:00
45.6dB
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-eraGround Floor FlatEPC DPre-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 £955 · 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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10 Franklin Road
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2 bed1 bath
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1 Orphanage Road
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1 Franklin Road
WD17 1QD
2 bed1 bath
£272k
10 Elm Court, Albert Road South
WD17 1QQ
2 bed
£335k
1 Wellington Road
WD17 1QU
3 bed1 bath
£235k
1 Elm Court, Albert Road South
WD17 1QQ
1 bed
£219k
10 Caledonian Court, West Street
WD17 1RY
1 bed
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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 33 St Johns Road is modelled from its 82 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD17 1QB. 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. 3 sales are recorded for 33 St Johns 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 33 St Johns Road was lodged in November 2018 at band D and is valid until November 2028. 6 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 33 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 1QB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 St Johns Road is in council tax band B. 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 33 St Johns Road, Watford, WD17 1QB. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 1QBSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 33 St Johns Road, Watford valuationHow the estimate is built and what moves it
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