Model valuation£417,0008 Busby Close
Local market context
116a, Queens Road, Watford, WD17 2NX
Estimated value
£230,000
- Since the 1996 sale (£29,000)+693%
- Against WD17 2NX's recent median (£140,000)+64%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor Ground
Bedroom
1
Floor area
70 m²
753 sq ft
Energy rating
D
Score 62
Council tax
Band A
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
£230,000
- Against its 1996 sale (£29,000)+693%
- Against WD17 2NX's recent median (£140,000)+64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 116a is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2NX. 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
70 m² from the EPC lodged in October 2012
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in WD17 2NX
5 sales, median £140,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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 116a was the lowest on Land Registry record across the postcode.
Sales timeline
23 May 1996Most recent
£29,000
Median price across the last 5 sales in WD17 2NX: £140,000 (2024–2021).
Nearby sales in WD17 2NX
What this page doesn't show
2 potential issues have already been flagged for 116a, Queens Road, Watford, WD17 2NX. 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 116a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
116a is a one-bedroom semi-detached house in Watford (WD17 2NX). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band A. At 70 m² this is the 36th smallest of 47 units on EPC record in the building, where floor areas span 19–123 m². The building's EPC ratings span G to C across 47 units on file. The latest certificate (October 2012) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from October 2012, so improvements made since then won't be reflected.
It hasn't traded since May 1996, a hold of 30 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 70 m² the property is well over the postcode median (49 m² across 46 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £230,000 sits 693.1% above the 1996 sale of £29,000. On a £-per-square-foot basis, the last sale (£38/sq ft) was about 83.1% 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
Outside
- Private gardenYes
- GarageYes
Building
- Heating systemElectric
- RefurbishedYes
Before you decide
Everything you need to know about 116a
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.
116a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Oct 2022
Current Certificate
Oct 2012EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 October 2022
Planning history
Applications and permits filed against 116a, Queens Road, Watford, WD17 2NX, sourced from the PlanIt planning register.
116a 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 Queens Road homes
Four headline reads against 39 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 116a lags the street by a wide margin.
Price per m²
£414
Street avg £3,733
Floor Area
70 m²
Street avg 48 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 2.5 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
0.3 km
Beechen Grove — bus stop.
Closest school
0.3 km
Watford St John's Church of England Primary School. 36 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary293m
- Central Primary SchoolPrimary361m
- Watford Grammar School for GirlsSecondary824m
- Chater Junior SchoolPrimary927m
Nearest stops
- Beechen GroveBus stop297m
- St Pauls WayBus stop321m
- Clarendon RoadBus stop337m
- St John's RoadBus stop344m
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 2NX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.2dB
Night-time· 23:00 – 07:00
48.0dB
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-eraGround 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 £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 116a is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2NX. 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 116a. 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 116a was lodged in October 2012 at band D and expired in October 2022, 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 116a. 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 2NX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 116a is in council tax band A. 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 116a, Queens Road, Watford, WD17 2NX. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2NXSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 116a, Queens Road, Watford valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales