Model valuation£417,0008 Busby Close
Local market context
8a, Westland Road, Watford, WD17 1QS
Property type
Mid terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
68 m²
732 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Private Rental
About 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8a is a mid-terrace house in Watford (WD17 1QS). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1900-1929 and council tax band C. At 68 m² this is the 7th smallest of 14 units on EPC record in the building, where floor areas span 28–203 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (July 2023) shows a C (score 72). The rating has held steady at C across 2 certificates since January 2012. Between certificates, window efficiency went from Poor to Good; while wall efficiency dropped from Good to Very Poor.
Held since February 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1995–2007, sale prices on this property compounded at 12.7% per year. Today's modelled estimate of £248,000 sits 50.3% above the 2007 sale of £165,000. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs).
Before you decide
Everything you need to know about 8a
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 2)
Jul 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 30 July 2033
Property Improvements
Changes detected from historical EPC data
Jul 2023from Jan 2012
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC CPre-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 £885 · Includes VAT
Planning history
Applications and permits filed against 8a, Westland Road, Watford, WD17 1QS, sourced from the PlanIt planning register.
8a 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for 8a has grown more than fourfold since the 1995 starting point.
Current estimate
See how we calculated this£248,000
Modelled from EPC, postcode comparables and a sale-price growth of 12.7% per year over 12 years.
Last sold (2007)
£165,000
Growth on file: 12.7% per year over 12 years.
Sales timeline
21 February 2007Most recent
£165,000
+304.9%over 11 years22 June 1995
£40,750
Median price across the last 5 sales in WD17 1QS: £565,000 (2020–2018).
Nearby sales in WD17 1QS
Versus other Westland Road homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 8a stands well clear of the street.
EPC Rating
72 (C)
Street avg 58 (D)
Floor Area
68 m²
Street avg 40 m²
CO₂ Emissions
2.3 t/year
Street avg 2.6 t/year
Habitable Rooms
3 rooms
Street avg 1 rooms
Property research, connected
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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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
0.6 km
Watford St John's Church of England Primary School. 37 schools nearby.
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 1QS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
43.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 8a, Westland Road, Watford, WD17 1QS. Each answer is also embedded as structured data for search engines.