Model valuation£417,0008 Busby Close
Local market context
2 Loates Lane, Watford, WD17 2AB
Estimated value
£266,000
- Since the 2008 sale (£155,000)+72%
- Against WD17 2AB's recent median (£299,950)-11%
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
Bedroom
1
Bathroom
1
Floor area
48 m²
517 sq ft
Energy rating
C
Score 74
Council tax
Band B
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
£266,000
- Against its 2008 sale (£155,000)+72%
- Against WD17 2AB's recent median (£299,950)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Loates Lane is modelled from its 48 m² EPC floor area, its 1 recorded sale 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
48 m² from the EPC lodged in April 2021
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in WD17 2AB
5 sales, median £299,950 (2022–2017)
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.
Latest sale on 2 Loates Lane was the lowest on Land Registry record across the postcode.
Sales timeline
8 February 2008Most recent
£155,000
Median price across the last 5 sales in WD17 2AB: £299,950 (2022–2017).
What this page doesn't show
2 potential issues have already been flagged for 2 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 2 Loates Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Loates Lane is a one-bedroom mid-terrace house in Watford (WD17 2AB). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (April 2021) shows a C (score 74). Earlier certificates rated it B (February 2010); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 90).
Held since February 2008 — 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. Today's modelled estimate of £266,000 sits 71.6% above the 2008 sale of £155,000. On a £-per-square-foot basis, the last sale (£300/sq ft) was about 31.9% below the postcode norm.
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
Building
- RefurbishedYes
Before you decide
Everything you need to know about 2 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
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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 3)
Apr 2021
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Valid until 13 April 2031
Property Improvements
Changes detected from historical EPC data
Mar 2011from Feb 2010
EPC improved fromB81toC79
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Apr 2021from Mar 2011
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Loates Lane, Watford, WD17 2AB, sourced from the PlanIt planning register.
2 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.
2 Loates Lane is notably below the street on price per m².
Price per m²
£3,229
Street avg £4,701
Floor Area
48 m²
Street avg 56 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.3 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
0.2 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 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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 2 Loates Lane is modelled from its 48 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 2 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 2 Loates Lane was lodged in April 2021 at band C and is valid until April 2031. 3 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 2 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.
- Council tax band
- 2 Loates Lane is in council tax band B. 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 2 Loates Lane, Watford, WD17 2AB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2ABSold prices, values and energy ratings for the postcode
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