Model valuation£417,0008 Busby Close
Local market context
35 St Johns Road, Watford, WD17 1QB
4 sales on record2 planning records
Estimated value
£441,000
- Since the 2021 sale (£435,000)+1%
- Against WD17 1QB's recent median (£398,000)+11%
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
Bathroom
1
Floor area
75 m²
807 sq ft
Energy rating
D
Score 55
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
£441,000
- Against its 2021 sale (£435,000)+1%
- Against WD17 1QB's recent median (£398,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 St Johns Road is modelled from its 75 m² EPC floor area, its 4 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
75 m² from the EPC lodged in September 2015
Sales of this home
4 sales recorded, the latest in 2021
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.
Price for 35 St Johns Road has grown more than fourfold since the 1996 starting point.
Sales timeline
31 March 2021Most recent
£435,000
+100.0%over 11 years5 February 2010
£217,500
5 February 2010
£217,500
+278.3%over 13 years10 June 1996
£57,500
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 35 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 35 St Johns Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 St Johns Road is a two-bedroom detached house in Watford (WD17 1QB). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to before 1900 and council tax band D. At 75 m² this is the 6th 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. Other recorded features include a basement. The latest certificate (September 2015) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 74). The latest certificate is from September 2015, so improvements made since then won't be reflected.
At 75 m² it sits well below the postcode median (125 m² across 20 EPCs), making it one of the more compact homes locally. Last sale on file: £435,000 in March 2021. Across the public record there are 4 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 1996–2021, sale prices on this property compounded at 8.5% per year. On a £-per-square-foot basis, the last sale (£539/sq ft) was about 113.5% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 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
- Bathrooms1
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- BasementYes
Outside
- Private gardenYes
- ParkingOff street
Before you decide
Everything you need to know about 35 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
Pick your report · from £14.99
One time fee only - money back guarantee
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Sept 2025
Current Certificate
Sept 2015EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Rented
Certificate validity
Expired on 3 September 2025
Planning history
Applications and permits filed against 35 St Johns Road, Watford, WD17 1QB, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 35 St Johns Road, Watford, WD17 1QB
2decisions1extensions68documents7nearby
Flagged:DemolitionSubdivision
- Apr 2011SubdivisionAmendmentOutcome in report
Change of use from 2no flats to 1no dwelling house incorporating demolition of external staircase to side and addition of two new windows to side.
New WindowsDemolition- Documents
- 33 docs on file
- Reference
- 11/00095/COU
- More recent applications — locked
- ExtensionApr 2011Decision
Unlock 35 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 68 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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.
On epc rating, 35 St Johns Road runs well behind the street norm.
Price per m²
£5,800
Street avg £6,899
Floor Area
75 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.4 t/year
Street avg 2.5 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 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£435k
1 Franklin Road
WD17 1QD
2 bed1 bath
£398k
10 Franklin Road
WD17 1QD
2 bed1 bath
£353k
10 Terrace Gardens
WD17 1RB
2 bed1 bath
£339k
1 Orphanage Road
WD17 1PG
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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 35 St Johns Road is modelled from its 75 m² EPC floor area, its 4 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. 4 sales are recorded for 35 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 35 St Johns Road was lodged in September 2015 at band D and expired in September 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 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
- 35 St Johns Road 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 35 St Johns Road, Watford, WD17 1QB. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD17 1QBSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 35 St Johns Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales