Model valuation£417,0008 Busby Close
Local market context
12 Loates Lane, Watford, WD17 2AB
EPC B
Estimated value
£326,000
- Since the 2021 sale (£275,000)+19%
- Against WD17 2AB's recent median (£299,950)+9%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
52 m²
560 sq ft
Energy rating
B
Score 82
Tenure
Owner Occupied
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
£326,000
- Against its 2021 sale (£275,000)+19%
- Against WD17 2AB's recent median (£299,950)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Loates Lane is modelled from its 52 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 2AB. 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
52 m² from the EPC lodged in September 2016
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WD17 2AB
5 sales, median £299,950 (2022–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
5 March 2021Most recent
£275,000
-7.4%over 4 years5 December 2016
£297,000
Median price across the last 5 sales in WD17 2AB: £299,950 (2022–2010).
What this page doesn't show
2 potential issues have already been flagged for 12 Loates Lane, Watford, WD17 2AB. 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 12 Loates Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Loates Lane is a two-bedroom mid-terrace house in Watford (WD17 2AB). It has a recorded floor area of 52 m² (around 560 sq ft). The latest certificate (September 2016) returns a B (score 82), comfortably above the UK average. The recommended improvements would push it to A (score 97).
Across 2016–2021, sale prices on this property compounded at -1.8% per year. Today's modelled estimate of £326,000 is 18.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£491/sq ft) was about 31.4% above the typical sold price in the postcode. Last sale on file: £275,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
Before you decide
Everything you need to know about 12 Loates Lane
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.
12 Loates Lane's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Sept 2026
Current Certificate
Sept 2016EPC Rating
A
B
B82
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 September 2026
Planning history
Applications and permits filed against 12 Loates Lane, Watford, WD17 2AB, sourced from the PlanIt planning register.
12 Loates Lane has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Loates Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 12 Loates Lane runs comfortably ahead of the street norm.
Price per m²
£5,288
Street avg £4,443
Floor Area
52 m²
Street avg 56 m²
CO₂ Emissions
1.0 t/year
Street avg 1.4 t/year
Years Held
5 years
Street avg 13 years
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
0.2 km
Beechen Grove — bus stop.
Closest school
0.2 km
Central Primary School. 36 schools nearby.
Nearest schools
- Central Primary SchoolPrimary238m
- Watford St John's Church of England Primary SchoolPrimary244m
- Watford Grammar School for GirlsSecondary686m
- Chater Junior SchoolPrimary817m
Nearest stops
- Beechen GroveBus stop188m
- Clarendon RoadBus stop285m
- Clarendon RoadBus stop348m
- High StreetBus stop360m
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 2AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.8dB
Night-time· 23:00 – 07:00
48.7dB
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
Mid-Terrace HouseEPC B
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
£347k
1 Gartlet Road
WD17 2PU
2 bed
£363k
1 Earl Street
WD17 2PD
2 bed
£375k
1 Cross Street
WD17 2QD
2 bed
£375k
1 Ebury Road
WD17 2RE
2 bed1 bath
£379k
10 Sotheron Road
WD17 2QA
2 bed1 bath
£380k
100 Estcourt Road
WD17 2PZ
2 bed1 bath
£386k
1 Ottoman Terrace, Radlett Road
WD17 2RH
2 bed1 bath
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 12 Loates Lane is modelled from its 52 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 2AB. 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. 2 sales are recorded for 12 Loates Lane. 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 12 Loates Lane was lodged in September 2016 at band B and expired in September 2026, 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. None is matched to 12 Loates Lane. 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 2AB, 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 12 Loates Lane, Watford, WD17 2AB. 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 2ABSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 12 Loates Lane, 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