Model valuation£417,0008 Busby Close
Local market context
12 Prince Street, Watford, WD17 2NY
Estimated value
£388,000
- Since the 1996 sale (£45,500)+753%
- Against WD17 2NY's recent median (£485,000)-20%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Bathroom
1
Floor area
81 m²
872 sq ft
Energy rating
D
Score 57
Council tax
Band C
Tenure
Private 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
£388,000
- Against its 1996 sale (£45,500)+753%
- Against WD17 2NY's recent median (£485,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Prince Street is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2NY. 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
81 m² from the EPC lodged in November 2022
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in WD17 2NY
5 sales, median £485,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | 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.
12 Prince Street's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
6 November 1996Most recent
£45,500
Median price across the last 5 sales in WD17 2NY: £485,000 (2025–2021).
Nearby sales in WD17 2NY
What this page doesn't show
2 potential issues have already been flagged for 12 Prince Street, Watford, WD17 2NY. 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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About 12 Prince Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Prince Street is a three-bedroom end-of-terrace house in Watford (WD17 2NY). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2022) shows a D (score 57), a step below the typical UK home. When first surveyed in November 2012 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Average and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump.
It hasn't traded since November 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. Today's modelled estimate of £388,000 sits 752.7% above the 1996 sale of £45,500. On a £-per-square-foot basis, the last sale (£52/sq ft) was about 76% 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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 12 Prince Street
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
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.5 t/year
Occupancy
Rented
Certificate validity
Valid until 30 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Nov 2012
EPC improved fromE48toD57
Windows
PoorAverage
Window efficiency improved
Low Energy Lighting
41%75%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Prince Street, Watford, WD17 2NY, sourced from the PlanIt planning register.
12 Prince Street 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 Prince Street homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 12 Prince Street runs well behind the street norm.
Price per m²
£562
Street avg £3,330
Floor Area
81 m²
Street avg 85 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.5 t/year
Street avg 3.8 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
0.2 km
Beechen Grove — bus stop.
Closest school
0.2 km
Watford St John's Church of England Primary School. 36 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary239m
- Central Primary SchoolPrimary328m
- Watford Grammar School for GirlsSecondary767m
- Chater Junior SchoolPrimary867m
Nearest stops
- Beechen GroveBus stop237m
- Clarendon RoadBus stop283m
- St John's RoadBus stop323m
- St Pauls WayBus stop382m
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 2NY 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-eraEnd-Terrace HouseEPC 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.
£410k
1 Shaftesbury Road
WD17 2RG
3 bed1 bath
£470k
100 Sotheron Road
WD17 2QA
3 bed
£504k
10 Queens Place
WD17 2RD
3 bed
£549k
10 Stanley Road
WD17 2QU
3 bed2 bath
£386k
1 Ottoman Terrace, Radlett Road
WD17 2RH
2 bed1 bath
£380k
100 Estcourt Road
WD17 2PZ
2 bed1 bath
£379k
10 Sotheron Road
WD17 2QA
2 bed1 bath
£375k
1 Cross Street
WD17 2QD
2 bed
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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 12 Prince Street is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2NY. 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 12 Prince Street. 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 12 Prince Street was lodged in November 2022 at band D and is valid until November 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Prince Street. 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 2NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Prince Street 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 12 Prince Street, Watford, WD17 2NY. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2NYSold prices, values and energy ratings for the postcode
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- 12 Prince Street, Watford valuationHow the estimate is built and what moves it
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