Model valuation£417,0008 Busby Close
Local market context
96b, Estcourt Road, Watford, WD17 2PZ
Estimated value
£396,000
- Since the 2016 sale (£342,000)+16%
- Against WD17 2PZ's recent median (£416,000)-5%
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
Semi-detached
Floor 1st
Habitable rooms
4
From EPC
Floor area
73 m²
786 sq ft
Energy rating
E
Score 51
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
£396,000
- Against its 2016 sale (£342,000)+16%
- Against WD17 2PZ's recent median (£416,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 96b is modelled from its 73 m² EPC floor area, its 1 recorded sale 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
73 m² from the EPC lodged in July 2016
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in WD17 2PZ
5 sales, median £416,000 (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.
96b valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 September 2016Most recent
£342,000
Median price across the last 5 sales in WD17 2PZ: £416,000 (2025–2025).
Nearby sales in WD17 2PZ
What this page doesn't show
2 potential issues have already been flagged for 96b, 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
One time fee only - money back guarantee
About 96b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
96b is a semi-detached house in Watford (WD17 2PZ). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (July 2016) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 65). The latest certificate is from July 2016, so improvements made since then won't be reflected.
It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Today's modelled estimate of £396,000 is 15.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 55.5% above the typical sold price in the postcode. Last changed hands 10 years ago, in September 2016.
Before you decide
Everything you need to know about 96b
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Jul 2026
Current Certificate
Jul 2016EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 July 2026
Planning history
Applications and permits filed against 96b, Estcourt Road, Watford, WD17 2PZ, sourced from the PlanIt planning register.
96b 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.
96b is notably below the street on epc rating.
Price per m²
£4,685
Street avg £4,208
Floor Area
73 m²
Street avg 51 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
5.0 t/year
Street avg 1.8 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
0.1 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 MaisonetteEPC EPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, 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.
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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 96b is modelled from its 73 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 96b. 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 96b was lodged in July 2016 at band E and expired in July 2026, 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 96b. 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
- 96b 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 96b, Estcourt Road, Watford, WD17 2PZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2PZSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 96b, Estcourt Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales