Model valuation£417,0008 Busby Close
Local market context
Palace View, 1, 38 High Street, Watford, WD17 2BS
5 planning records
Estimated value
£190,000
- Against WD17 2BS's recent median (£1,915,000)-90%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 03
Habitable rooms
2
From EPC
Floor area
44 m²
474 sq ft
Energy rating
D
Score 66
Council tax
Band B
Tenure
Social 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
£190,000
- Against WD17 2BS's recent median (£1,915,000)-90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Palace View is modelled from its 44 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
44 m² from the EPC lodged in November 2020
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 | 1 of 5 applications | 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.
Palace View 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 Palace View, 1, 38 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 Palace View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Palace View is a mid-terrace house in Watford (WD17 2BS). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1900-1929 and council tax band B. At 44 m² this is the 3rd smallest of 4 units on EPC record in Palace View, where floor areas span 38–54 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (November 2020) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in July 2014 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Poor. The recommended improvements would lift it to B (score 84), a 2-band jump. Main heating runs on electricity.
5 planning records sit against the property, 0 approved, 0 refused. At 44 m² it's 18.5% smaller than the typical home in the postcode (54 m² median across 25 EPCs).
Before you decide
Everything you need to know about Palace View
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2020
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
Rented
Certificate validity
Valid until 6 November 2030
Property Improvements
Changes detected from historical EPC data
Nov 2020from Jul 2014
EPC improved fromE49toD66
Hot Water
InstantaneousImmersion (Off-Peak)
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against Palace View, 1, 38 High Street, Watford, WD17 2BS, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
5 applications on record at Palace View, 1, 38 High Street, Watford, WD17 2BS
5decisions3extensions207documents8nearby
Flagged:RetrospectiveSubdivisionChange of use
- May 2009Change of UseAmendmentOutcome in report
Retrospective application for change of use of 1st and 2nd floor offices to two flats - amended plans received
Retrospective- Documents
- 62 docs on file
- Reference
- 09/00200/COU
- More recent applications — locked
- ExtensionJan 2026Decision
- ExtensionJan 2023Decision
+ 2 more applications in the report
Unlock Palace View, 1, 38 High Street, Watford, WD17 2BS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 8 notable nearby
- The 207 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other High Street homes
Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.
Palace View is notably below the street on floor area.
EPC Rating
66 (D)
Street avg 66 (D)
Floor Area
44 m²
Street avg 58 m²
CO₂ Emissions
2.6 t/year
Street avg 2.6 t/year
Habitable Rooms
2 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-era3rd Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£217k
100 Ebury Road
WD17 2SB
1 bed
£229k
100 Queens Road
WD17 2NX
£248k
1 Hemingford Court, Gartlet Road
WD17 2AQ
£300k
100a, Queens Road
WD17 2NX
£312k
10 Grosvenor Road
WD17 2QT
1 bed1 bath
£312k
10 Loates Lane
WD17 2AB
1 bed1 bath
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
£347k
1 Gartlet Road
WD17 2PU
2 bed
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 Palace View is modelled from its 44 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 Palace View, 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 Palace View was lodged in November 2020 at band D and is valid until November 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Palace View. 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
- Palace View 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 Palace View, 1, 38 High Street, Watford, WD17 2BS. 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 2BSSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- Palace View, 1, 38 High Street, 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