Model valuation£417,0008 Busby Close
Local market context
86a, Estcourt Road, Watford, WD17 2PZ
4 sales on record
Estimated value
£250,000
- Since the 2025 sale (£245,000)+2%
- Against WD17 2PZ's recent median (£420,000)-40%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
52 m²
560 sq ft
Energy rating
C
Score 70
Council tax
Band B
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
£250,000
- Against its 2025 sale (£245,000)+2%
- Against WD17 2PZ's recent median (£420,000)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 86a is modelled from its 52 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD17 2PZ. 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
52 m² from the EPC lodged in September 2022
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in WD17 2PZ
5 sales, median £420,000 (2025–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 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.
Price for 86a has grown more than fourfold since the 1997 starting point.
Sales timeline
10 September 2025Most recent
£245,000
+6.5%over 5 years20 January 2020
£230,000
+15.0%over 4 years4 June 2015
£200,000
+325.5%over 17 years28 September 1997
£47,000
Median price across the last 5 sales in WD17 2PZ: £420,000 (2025–2025).
Nearby sales in WD17 2PZ
What this page doesn't show
2 potential issues have already been flagged for 86a, Estcourt Road, Watford, WD17 2PZ. 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 86a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
86a is a mid-terrace house in Watford (WD17 2PZ). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2022) shows a C (score 70). When first surveyed in October 2011 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Average to Very Good. At 52 m² this is the 7th smallest of 40 units on EPC record in the building, where floor areas span 44–108 m². The building's EPC ratings span G to B across 40 units on file.
It changed hands recently, sold September 2025 for £245,000. At 52 m² it's 26.7% smaller than the typical home in the postcode (71 m² median across 39 EPCs). Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Across 1997–2025, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£438/sq ft) was about 57.8% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 86a
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.
Current Certificate(1 of 2)
Sept 2022
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 15 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Oct 2011
EPC improved fromE48toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 86a, Estcourt Road, Watford, WD17 2PZ, sourced from the PlanIt planning register.
86a 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 Estcourt Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 86a lags the street by a wide margin.
Price per m²
£4,712
Street avg £4,205
Floor Area
52 m²
Street avg 53 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 2.1 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
0.1 km
St John's Road — bus stop.
Closest school
0.2 km
Watford St John's Church of England Primary School. 35 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary220m
- Central Primary SchoolPrimary510m
- Lanchester Primary SchoolPrimary840m
- West Herts College16 plus859m
Nearest stops
- St John's RoadBus stop147m
- Clarendon RoadBus stop250m
- Beechen GroveBus stop315m
- Clarendon RoadBus stop398m
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 2PZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.5dB
Night-time· 23:00 – 07:00
46.1dB
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-era1st Floor FlatEPC CPre-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 £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.
£248k
1 Hemingford Court, Gartlet Road
WD17 2AQ
£229k
100 Queens Road
WD17 2NX
£217k
100 Ebury Road
WD17 2SB
1 bed
£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
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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 86a is modelled from its 52 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD17 2PZ. 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. 4 sales are recorded for 86a. 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 86a was lodged in September 2022 at band C and is valid until September 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 86a. 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 35 schools and 30 stops listed are measured in a straight line from WD17 2PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 86a 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 86a, Estcourt Road, Watford, WD17 2PZ. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2PZSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 86a, Estcourt 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