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35a, St Johns Road, Watford, WD17 1QB

4 sales on record

Estimated value

£357,000

  • Since the 2021 sale (£398,000)-10%
  • Against WD17 1QB's recent median (£435,000)-18%

Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor 01
Bedroom
1
Bathroom
1
Floor area
70 m²
753 sq ft
Energy rating
E
Score 53
Council tax
Band C
Tenure
Private Rental
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Valuation

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

£357,000

  • Against its 2021 sale (£398,000)-10%
  • Against WD17 1QB's recent median (£435,000)-18%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 35a is modelled from its 70 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

    70 m² from the EPC lodged in February 2025

  • Sales of this home

    4 sales recorded, the latest in 2021

  • Recent sales in WD17 1QB

    5 sales, median £435,000 (2023–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

35a has more than doubled in price since the earliest registered sale in 2004.

Sales timeline

  1. 20 December 2021Most recent

    £398,000

    +116.3%over 15 years

  2. 5 October 2006

    £184,000

  3. 5 October 2006

    £184,000

    +15.0%over 2 years

  4. 3 February 2004

    £159,950

Median price across the last 5 sales in WD17 1QB: £435,000 (2023–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 35a, 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

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Overview

About 35a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

35a is a one-bedroom detached house in Watford (WD17 1QB). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band C. At 70 m² this is the 5th 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, with this unit at the bottom. The latest certificate (February 2025) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2015. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 63).

Across 2004–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £357,000 is 10.3% below the 2021 sale of £398,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£528/sq ft) was about 96.1% above the typical sold price in the postcode. At 70 m² it sits well below the postcode median (125 m² across 20 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: December 2021 at £398,000. 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.

Specifications

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

  • Bedrooms1
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • ParkingOff street
Before you decide

Everything you need to know about 35a

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

35a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Feb 2025

EPC Rating

A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Rented

Certificate validity

Valid until 21 February 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2025from Mar 2015
Low Energy Lighting
18%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 35a, St Johns Road, Watford, WD17 1QB, sourced from the PlanIt planning register.

35a 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.

On the street

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.

35a is notably below the street on years held.

Price per m²

£5,686

Street avg £6,937

Below

Floor Area

70 m²

Street avg 59 m²

On par

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

4.6 t/year

Street avg 2.5 t/year

Strongly below
Area

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.
Full Watford report

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.

Noise

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 road noise heatmap for WD17 1QB

Daytime· 07:00 – 23:00

55.0dB

Low
Night-time road noise heatmap for WD17 1QB

Night-time· 23:00 – 07:00

45.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st Floor FlatEPC EPre-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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£235k

1 Elm Court, Albert Road South

WD17 1QQ

1 bed
£219k

10 Caledonian Court, West Street

WD17 1RY

1 bed
£219k

10 Woodford Road

WD17 1PA

1 bed1 bath
£353k

10 Terrace Gardens

WD17 1RB

2 bed1 bath
£339k

1 Orphanage Road

WD17 1PG

2 bed1 bath
£398k

10 Franklin Road

WD17 1QD

2 bed1 bath
£174k

10a, Clarendon Road

WD17 1DY

1 bed1 bath
£435k

1 Franklin Road

WD17 1QD

2 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 35a is modelled from its 70 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 35a. 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 35a was lodged in February 2025 at band E and is valid until February 2035. 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 35a. 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
35a 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 35a, St Johns Road, Watford, WD17 1QB. Each answer is also embedded as structured data for search engines.

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