22c, Sotheron Road, Watford, WD17 2QA
About 22c
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 41 units on EPC record in the building, where floor areas span 25–96 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 £245,000 sits 405.2% 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 40 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
What this property has
Inside
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Building
- RefurbishedYes
Everything you need to know about 22c
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
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
22c has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 2 things worth checking at 22c
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
22c's modelled value sits at over four times its earliest registered sale price (1997).
£245,000
Modelled from EPC, postcode comparables.
£48,500
Recorded with HM Land Registry.
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
Versus other Sotheron Road homes
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
Everything you need to know about 22c
The true value, the hidden risks and the full sale history, in one report.
30-day money-back guarantee
The data behind every report
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Steady 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
The full 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