22b, Sotheron Road, Watford, WD17 2QA
About 22b
22b is a one-bedroom end-of-terrace house in Watford (WD17 2QA). It has a recorded floor area of 27 m² (around 291 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2021) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 77). Main heating runs on electricity.
At 27 m² it sits well below the postcode median (62 m² across 41 EPCs), making it one of the more compact homes locally. Last sale on file: £197,500 in June 2022. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2022, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£680/sq ft) was about 155.2% above the typical sold price in the postcode.
What this property has
Inside
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
- CloakroomYes
Outside
- Private gardenYes
- ParkingAllocated
Everything you need to know about 22b
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
EPC Rating
Certificate validity
Valid until 10 November 2031
Get a survey for this property
Level 3 Building Survey
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
Planning history
22b has no planning applications on record.
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Sale price has grown by over 3x since 1999.
£205,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.0% per year over 23 years.
£197,500
Growth on file: 6.0% per year over 23 years.
Sales timeline
14 June 2022Most recent
£197,500
+58.0%over 7 years1 July 2014
£125,000
-7.4%over 5 years25 November 2008
£135,000
+54.3%over 6 years28 February 2002
£87,500
+68.3%over 2 years29 June 1999
£52,000
Median price across the last 5 sales in WD17 2QA: £385,000 (2025–2024).
Nearby sales in WD17 2QA
Versus other Sotheron Road homes
On price per m², 22b stands well clear of the street.
Price per m²
£7,315
Street avg £2,708
Floor Area
27 m²
Street avg 47 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.4 t/year
Street avg 2.5 t/year
Everything you need to know about 22b
The true value, the hidden risks and the full sale history, in one report.
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Similar properties nearby
The neighbourhood at a glance
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
St John's Road — bus stop.
Closest school
0.2 km
Watford St John's Church of England Primary School. 36 schools nearby.
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
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
46.6dB