Model valuation£417,0008 Busby Close
Local market context
96a, Queens Road, Watford, WD17 2NX
3 planning records
Estimated value
£422,000
- Against WD17 2NX's recent median (£140,000)+201%
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
Habitable rooms
5
From EPC
Floor area
106 m²
1145 sq ft
Energy rating
G
Score 19
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
£422,000
- Against WD17 2NX's recent median (£140,000)+201%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 96a is modelled from its 106 m² EPC floor area, the absence of a 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
106 m² from the EPC lodged in November 2009
Sales of this home
No sale recorded since 1995
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 | 1 of 3 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.
96a 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 2NX: £140,000 (2024–2021).
Nearby sales in WD17 2NX
What this page doesn't show
2 potential issues have already been flagged for 96a, 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 96a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
96a is a semi-detached house in Watford (WD17 2NX). It has a recorded floor area of 106 m² (around 1145 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2009) shows a G (score 19), near the bottom of the EPC scale. Main heating runs on electricity. The latest certificate is from November 2009, so improvements made since then won't be reflected.
At 106 m² the property is well over the postcode median (49 m² across 46 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 0 approved, 1 refused.
Before you decide
Everything you need to know about 96a
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.
96a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Nov 2019
Current Certificate
Nov 2009EPC Rating
A
B
C
D
E
F
G
G19
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 November 2019
Planning history
Applications and permits filed against 96a, Queens Road, Watford, WD17 2NX, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
3 applications on record at 96a, Queens Road, Watford, WD17 2NX
3decisions3extensions155documents8nearby
Flagged:DemolitionSubdivision
- Oct 2010SubdivisionFullOutcome in report
Extension: Single storey · Rear of property
Demolition of shed, erection of a single storey rear extension, retention of existing shop and subdivision of dwelling into 3no flats.
ExtensionDemolition- Documents
- 61 docs on file
- Reference
- 10/00823/FUL
- More recent applications — locked
- ExtensionJun 2011Decision
- ExtensionFeb 2011Decision
Unlock 96a, Queens Road, Watford, WD17 2NX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 155 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Queens Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 96a lags the street by a wide margin.
EPC Rating
19 (G)
Street avg 46 (E)
Floor Area
106 m²
Street avg 99 m²
CO₂ Emissions
11.0 t/year
Street avg 6.4 t/year
Habitable Rooms
5 rooms
Street avg 5 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
0.3 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-eraSemi-Detached HouseEPC GPre-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 £1,020 · 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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3 bed1 bath
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WD17 2HX
£387k
1 Duke Street
WD17 2PB
£386k
1 Ottoman Terrace, Radlett Road
WD17 2RH
2 bed1 bath
£384k
10 Earl Street
WD17 2PD
£380k
100 Estcourt Road
WD17 2PZ
2 bed1 bath
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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 96a is modelled from its 106 m² EPC floor area, the absence of a 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. No sale is recorded for 96a, 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 96a was lodged in November 2009 at band G and expired in November 2019, 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. 3 applications are matched to 96a. 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
- 96a 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 96a, 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
- 96a, Queens Road, Watford valuationHow the estimate is built and what moves it
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