Model valuation£417,0008 Busby Close
Local market context
8b, Westland Road, Watford, WD17 1QS
5 sales on record
Estimated value
£271,000
- Since the 2018 sale (£280,000)-3%
- Against WD17 1QS's recent median (£617,500)-56%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
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 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
£271,000
- Against its 2018 sale (£280,000)-3%
- Against WD17 1QS's recent median (£617,500)-56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8b is modelled from its 68 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD17 1QS. 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
68 m² from the EPC lodged in July 2023
Sales of this home
5 sales recorded, the latest in 2018
Recent sales in WD17 1QS
5 sales, median £617,500 (2020–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
8b has more than tripled in price since its earliest registered sale in 2000.
Sales timeline
29 May 2018Most recent
£280,000
+53.8%over 5 years12 September 2012
£182,000
-3.2%over 4 years24 April 2008
£188,000
+35.3%over 4 years19 December 2003
£139,000
+51.9%over 3 years27 July 2000
£91,500
Median price across the last 5 sales in WD17 1QS: £617,500 (2020–2017).
Nearby sales in WD17 1QS
What this page doesn't show
2 potential issues have already been flagged for 8b, Westland Road, Watford, WD17 1QS. 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 8b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8b 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.
Last sold in May 2018, so it's been off the market for around 8 years. Across the public record there are 5 sales, relatively high churn for a single property. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Across 2000–2018, sale prices on this property compounded at 6.5% per year. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 73.3% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 8b
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
Planning history
Applications and permits filed against 8b, Westland Road, Watford, WD17 1QS, sourced from the PlanIt planning register.
8b 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.
Versus other Westland Road homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 8b runs comfortably ahead of the street norm.
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
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.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary554m
- Lanchester Primary SchoolPrimary632m
- West Herts College16 plus656m
- Central Primary SchoolPrimary929m
Nearest stops
- West StreetBus stop92m
- Watford Junction Rail StationRailway station150m
- Watford Junction Railway StationBus stop153m
- Watford Junction Rail StationRailway station162m
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 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 4
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
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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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 8b is modelled from its 68 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD17 1QS. 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. 5 sales are recorded for 8b. 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 8b was lodged in July 2023 at band C and is valid until July 2033. 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 8b. 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 1QS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8b 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 8b, Westland Road, Watford, WD17 1QS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 1QSSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 8b, Westland Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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