Model valuation£417,0008 Busby Close
Local market context
22c, Sotheron Road, Watford, WD17 2QA
Estimated value
£229,000
- Since the 1997 sale (£48,500)+372%
- Against WD17 2QA's recent median (£385,000)-41%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 02
Bedroom
1
Bathroom
1
Floor area
48 m²
517 sq ft
Energy rating
C
Score 70
Council tax
Band B
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
£229,000
- Against its 1997 sale (£48,500)+372%
- Against WD17 2QA's recent median (£385,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22c is modelled from its 48 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QA. 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
48 m² from the EPC lodged in August 2024
Sales of this home
1 sale recorded, the latest in 1997
Recent sales in WD17 2QA
5 sales, median £385,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 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.
22c's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
21 November 1997Most recent
£48,500
Median price across the last 5 sales in WD17 2QA: £385,000 (2025–2024).
Nearby sales in WD17 2QA
What this page doesn't show
2 potential issues have already been flagged for 22c, Sotheron Road, Watford, WD17 2QA. 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 22c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22c is a one-bedroom semi-detached house in Watford (WD17 2QA). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1900-1929 and council tax band B. At 48 m² this is the 5th smallest of 42 units on EPC record in the building, where floor areas span 25–98 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (August 2024) shows a C (score 70). When first surveyed in September 2014 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good; while window efficiency dropped from Average to Poor.
Untraded for 29 years, with the last transfer in November 1997. 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 £229,000 sits 372.2% above the 1997 sale of £48,500. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 67.3% below the postcode norm. At 48 m² it's 22.6% smaller than the typical home in the postcode (62 m² median across 41 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
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
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 22c
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)
Aug 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 August 2034
Property Improvements
Changes detected from historical EPC data
Aug 2024from Sept 2014
EPC improved fromD60toC70
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22c, Sotheron Road, Watford, WD17 2QA, sourced from the PlanIt planning register.
22c 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 Sotheron Road homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 22c lags the street by a wide margin.
Price per m²
£1,010
Street avg £4,809
Floor Area
48 m²
Street avg 43 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.6 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
St John's Road — 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 SchoolPrimary223m
- Central Primary SchoolPrimary471m
- Watford Grammar School for GirlsSecondary850m
- Chater Junior SchoolPrimary883m
Nearest stops
- St John's RoadBus stop192m
- Clarendon RoadBus stop259m
- Beechen GroveBus stop299m
- St Pauls WayBus stop388m
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 2QA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
46.6dB
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-era2nd 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.
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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 22c is modelled from its 48 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QA. 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 22c. 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 22c was lodged in August 2024 at band C and is valid until August 2034. 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 22c. 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 2QA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22c 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 22c, Sotheron Road, Watford, WD17 2QA. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2QASold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 22c, Sotheron Road, Watford valuationHow the estimate is built and what moves it
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