Model valuation£417,0008 Busby Close
Local market context
Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR
3 planning records
Estimated value
£169,000
- Since the 2021 sale (£245,000)-31%
- Against WD17 1QR's recent median (£302,000)-44%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
33 m²
355 sq ft
Energy rating
C
Score 79
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
£169,000
- Against its 2021 sale (£245,000)-31%
- Against WD17 1QR's recent median (£302,000)-44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Westland Court is modelled from its 33 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1QR. 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
33 m² from the EPC lodged in January 2024
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in WD17 1QR
5 sales, median £302,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
17 June 2021Most recent
£245,000
Median price across the last 5 sales in WD17 1QR: £302,000 (2025–2021).
Nearby sales in WD17 1QR
1 Penny Court, Westland Road, Watford, WD17 1QR
Sold Nov 2025
£151,00013a, Westland Road, Watford, WD17 1QR
Sold Oct 2025
£310,00013 Westland Road, Watford, WD17 1QR
Sold Jul 2023
£302,000Westland Court, Flat 1, 23 Westland Road, Watford, WD17 1QR
Sold Jun 2021
£245,000Westland Court, Flat 3, 23 Westland Road, Watford, WD17 1QR
Sold Jun 2021
£245,000
What this page doesn't show
2 potential issues have already been flagged for Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR. 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 Westland Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Westland Court is an end-of-terrace house in Watford (WD17 1QR). It has a recorded floor area of 33 m² (around 355 sq ft) and construction records dating it to 2003-2006. At 33 m² this is the smallest unit on EPC record across Westland Court (33–81 m²). The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (January 2024) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since June 2013.
Today's modelled estimate of £169,000 is 31% below the 2021 sale of £245,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£690/sq ft) was about 117% above the typical sold price in the postcode. At 33 m² it sits well below the postcode median (56 m² across 38 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 0 approved, 0 refused. Last sale on file: £245,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Westland Court
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.
Westland Court's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jan 2024
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
0.8 t/year
Occupancy
Rented
Certificate validity
Valid until 15 January 2034
Planning history
Applications and permits filed against Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
3 applications on record at Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR
3decisions2extensions122documents7nearby
Flagged:SubdivisionChange of use
- May 2005ConditionsOutcome in report
Details submitted of landscaping in compliance with Condition 4 of planning permission reference 03/00247/FUL
- Documents
- 4 docs on file
- Reference
- 05/00257/DISCON
- More recent applications — locked
- SubdivisionJun 2013Decision
- SubdivisionOct 2012Decision
Unlock Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 7 notable nearby
- The 122 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Westland Road homes
Four headline reads against 37 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Westland Court runs well behind the street norm.
Price per m²
£7,424
Street avg £3,990
Floor Area
33 m²
Street avg 57 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
0.8 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
West Street — bus stop.
Closest school
0.5 km
Watford St John's Church of England Primary School. 37 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary514m
- Lanchester Primary SchoolPrimary643m
- West Herts College16 plus667m
- Central Primary SchoolPrimary886m
Nearest stops
- West StreetBus stop130m
- Watford Junction Railway StationBus stop147m
- Watford Junction Rail StationRailway station154m
- Watford Junction Rail StationRailway station156m
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 1QR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.7dB
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 2 HomeBuyer Report
21st centuryGround Floor FlatEPC C
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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 Westland Court is modelled from its 33 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 1QR. 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. 1 sale is recorded for Westland Court. 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 Westland Court was lodged in January 2024 at band C and is valid until January 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Westland Court. 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 37 schools and 30 stops listed are measured in a straight line from WD17 1QR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Westland Court, Flat 2, 23 Westland Road, Watford, WD17 1QR. Each answer is also embedded as structured data for search engines.
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