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88 Queens Road, Watford, WD17 2LA

6 planning records

Estimated value

£302,000

  • Since the 2020 sale (£172,500)+75%
  • Against WD17 2LA's recent median (£250,000)+21%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
44 m²
474 sq ft
Energy rating
D
Score 67
Tenure
Private Rental
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Valuation

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

£302,000

  • Against its 2020 sale (£172,500)+75%
  • Against WD17 2LA's recent median (£250,000)+21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 88 Queens Road is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 2LA. 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 March 2023

  • Sales of this home

    2 sales recorded, the latest in 2020

  • Recent sales in WD17 2LA

    5 sales, median £250,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 6 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

88 Queens Road's sale-price growth has lagged the wider UK trajectory across its history on file.

Sales timeline

  1. 17 September 2020Most recent

    £172,500

    -44.4%over 12 years

  2. 4 March 2008

    £310,000

Median price across the last 5 sales in WD17 2LA: £250,000 (2025–2018).

Risks

What this page doesn't show

2 potential issues have already been flagged for 88 Queens Road, Watford, WD17 2LA. 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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Overview

About 88 Queens Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

88 Queens Road is an end-of-terrace house in Watford (WD17 2LA). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to 1900-1929. The latest certificate (March 2023) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it B (February 2009); the latest reading is 2 bands lower. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 74). At 44 m² this is the 16th smallest of 49 units on EPC record in the building, where floor areas span 23–106 m². The building's EPC ratings span G to B across 49 units on file.

Across 2008–2020, sale prices on this property compounded at -4.6% per year. Today's modelled estimate of £302,000 sits 75.1% above the 2020 sale of £172,500. On a £-per-square-foot basis, the last sale (£364/sq ft) was about 23% above the typical sold price in the postcode. 6 planning records sit against the property, 1 approved, 2 refused. Last sale on file: £172,500 in September 2020.

Before you decide

Everything you need to know about 88 Queens Road

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 5)
Mar 2023

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Rented

Certificate validity

Valid until 6 March 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2009from Feb 2009
Low Energy Lighting
30%50%

More low energy lighting installed

Mar 2019from Feb 2009
EPC improved fromB81toD58
Hot Water
Very GoodGood

Hot water efficiency decreased

Low Energy Lighting
50%80%

More low energy lighting installed

Mar 2021from Mar 2019
Low Energy Lighting
80%100%

More low energy lighting installed

Mar 2023from Mar 2021
Windows
AverageGood

Window efficiency improved

Planning

Planning history

Applications and permits filed against 88 Queens Road, Watford, WD17 2LA, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

6 applications on record at 88 Queens Road, Watford, WD17 2LA

6decisions100documents8nearby
Flagged:DemolitionChange of use
  1. Feb 2007
    DemolitionFull
    Outcome in report

    Demolition of part of rear premises, internal alterations and erection of two 2-storey residential units at the rear.

    Documents
    42 docs on file
    Reference
    06/01552/FUL
    Full record in report
  2. More recent applications — locked
  3. AmendmentDecision
  4. Change Of UseDecision

+ 3 more applications in the report

Unlock 88 Queens Road, Watford, WD17 2LA's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (6 on record)
  • All 6 applications on this property in full, plus 8 notable nearby
  • The 100 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Queens Road homes

Four headline reads against 48 similar flats on this street, drawn from the latest EPC and Land Registry data.

Years Held for 88 Queens Road lags the street by a wide margin.

Price per m²

£3,920

Street avg £3,696

Above

Floor Area

44 m²

Street avg 53 m²

Below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

2.1 t/year

Street avg 3.0 t/year

On par
Area

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.
Full Watford report

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 SchoolPrimary203m
  • Watford St John's Church of England Primary SchoolPrimary252m
  • Watford Grammar School for GirlsSecondary652m
  • Chater Junior SchoolPrimary797m

Nearest stops

  • Beechen GroveBus stop175m
  • Clarendon RoadBus stop291m
  • High StreetBus stop329m
  • Clarendon RoadBus stop337m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WD17 2LA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD17 2LA

Daytime· 07:00 – 23:00

58.0dB

Moderate
Night-time road noise heatmap for WD17 2LA

Night-time· 23:00 – 07:00

49.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st 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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£359k

1 Local Board Road

WD17 2JP

£363k

1 Earl Street

WD17 2PD

2 bed
£248k

1 Hemingford Court, Gartlet Road

WD17 2AQ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 88 Queens Road is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 2LA. 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 88 Queens Road. 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 88 Queens Road was lodged in March 2023 at band D and is valid until March 2033. 5 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 88 Queens Road. 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 2LA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 88 Queens Road, Watford, WD17 2LA. Each answer is also embedded as structured data for search engines.

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