Model valuation£417,0008 Busby Close
Local market context
70a, High Street, Watford, WD17 2BS
Estimated value
£332,000
- Against WD17 2BS's recent median (£1,915,000)-83%
Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
5
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
D
Score 58
Council tax
Band C
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
£332,000
- Against WD17 2BS's recent median (£1,915,000)-83%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 70a is modelled from its 116 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 2BS. 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
116 m² from the EPC lodged in May 2023
Sales of this home
No sale recorded since 1995
Recent sales in WD17 2BS
5 sales, median £1,915,000 (2023–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
70a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD17 2BS: £1,915,000 (2023–2016).
Nearby sales in WD17 2BS
What this page doesn't show
2 potential issues have already been flagged for 70a, High Street, Watford, WD17 2BS. 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 70a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
70a is an end-of-terrace house in Watford (WD17 2BS). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1900-1929 and council tax band C. At 116 m² this is the largest unit on EPC record across the building (38–116 m²). The building's EPC ratings span F to B across 26 units on file. The latest certificate (May 2023) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 73).
At 116 m² the property is well over the postcode median (51 m² across 25 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 70a
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
May 2023EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 May 2033
Planning history
Applications and permits filed against 70a, High Street, Watford, WD17 2BS, sourced from the PlanIt planning register.
70a 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 High Street homes
Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 70a stands well clear of the street.
EPC Rating
58 (D)
Street avg 67 (D)
Floor Area
116 m²
Street avg 55 m²
CO₂ Emissions
5.8 t/year
Street avg 2.4 t/year
Habitable Rooms
5 rooms
Street avg 3 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
Clarendon Road — bus stop.
Closest school
0.2 km
Watford St John's Church of England Primary School. 34 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary234m
- Central Primary SchoolPrimary398m
- Watford Grammar School for GirlsSecondary427m
- Chater Junior SchoolPrimary457m
Nearest stops
- Clarendon RoadBus stop68m
- Market StreetBus stop98m
- Exchange RoadBus stop152m
- High StreetBus stop158m
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 2BS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.1dB
Night-time· 23:00 – 07:00
48.1dB
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-era2nd Floor FlatEPC DPre-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 £955 · 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 70a is modelled from its 116 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD17 2BS. 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. No sale is recorded for 70a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 70a was lodged in May 2023 at band D and is valid until May 2033. 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 70a. 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 34 schools and 30 stops listed are measured in a straight line from WD17 2BS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 70a 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 70a, High Street, Watford, WD17 2BS. Each answer is also embedded as structured data for search engines.
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