Model valuation£417,0008 Busby Close
Local market context
2b, Sotheron Road, Watford, WD17 2QA
Estimated value
£307,000
- Against WD17 2QA's recent median (£385,000)-20%
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
End terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
61 m²
657 sq ft
Energy rating
D
Score 62
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
£307,000
- Against WD17 2QA's recent median (£385,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2b is modelled from its 61 m² EPC floor area, the absence of a 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
61 m² from the EPC lodged in September 2022
Sales of this home
No sale recorded since 1995
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.
2b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 2b, 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 2b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2b is an end-of-terrace house in Watford (WD17 2QA). It has a recorded floor area of 61 m² (around 657 sq ft) and construction records dating it to 1900-1929. The latest certificate (September 2022) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in July 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good. The recommended improvements would push it to C (score 71). At 61 m² this is the 15th 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 across 42 units on file.
Before you decide
Everything you need to know about 2b
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 4)
Sept 2022
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Rented
Certificate validity
Valid until 21 September 2032
Property Improvements
Changes detected from historical EPC data
May 2011from Jul 2009
EPC improved fromE43toC70
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
May 2022from May 2011
Low Energy Lighting
0%100%
More low energy lighting installed
Sept 2022from May 2022
EPC improved fromC70toD62
Heating Controls
FullProg + Stat
Heating controls changed
Planning history
Applications and permits filed against 2b, Sotheron Road, Watford, WD17 2QA, sourced from the PlanIt planning register.
2b 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.
On floor area, 2b stands well clear of the street.
EPC Rating
62 (D)
Street avg 60 (D)
Floor Area
61 m²
Street avg 40 m²
CO₂ Emissions
3.2 t/year
Street avg 2.4 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
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-era1st Floor FlatEPC DPre-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 £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 2b is modelled from its 61 m² EPC floor area, the absence of a 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. No sale is recorded for 2b, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 2b was lodged in September 2022 at band D and is valid until September 2032. 4 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 2b. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2b, Sotheron Road, Watford, WD17 2QA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2QASold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 2b, Sotheron Road, Watford valuationHow the estimate is built and what moves it
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