Model valuation£417,0008 Busby Close
Local market context
52 Sotheron Road, Watford, WD17 2QA
Extendable6 sales on record3 planning records
Estimated value
£395,000
- Since the 2025 sale (£405,000)-2%
- Against WD17 2QA's recent median (£385,000)+3%
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
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
52 m²
560 sq ft
Energy rating
C
Score 70
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
£395,000
- Against its 2025 sale (£405,000)-2%
- Against WD17 2QA's recent median (£385,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Sotheron Road is modelled from its 52 m² EPC floor area, its 6 recorded sales 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
52 m² from the EPC lodged in June 2025
Sales of this home
6 sales recorded, the latest in 2025
Recent sales in WD17 2QA
5 sales, median £385,000 (2025–2023)
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 | 1 of 3 applications | 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.
52 Sotheron Road has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
17 July 2025Most recent
£405,000
+19.1%over 6 years29 November 2018
£340,000
+22.3%over 4 years29 September 2014
£278,000
+35.6%over 7 years2 March 2007
£205,000
+33.1%over 3 years19 December 2003
£154,000
+120.2%over 4 years3 June 1999
£69,950
Median price across the last 5 sales in WD17 2QA: £385,000 (2025–2023).
Nearby sales in WD17 2QA
What this page doesn't show
2 potential issues have already been flagged for 52 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
One time fee only - money back guarantee
About 52 Sotheron Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 Sotheron Road is a two-bedroom mid-terrace house in Watford (WD17 2QA). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2025) shows a C (score 70). When first surveyed in June 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Average to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 90). Other recorded features include outbuildings. Our model identifies extension potential, subject to local planning policy.
A recent sale: £405,000 in July 2025. At 52 m² it's 16.1% 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). Across 1999–2025, sale prices on this property compounded at 7% per year. On a £-per-square-foot basis, the last sale (£724/sq ft) was about 171.8% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 2 refused.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenRear
- GarageYes
- OutbuildingsYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 52 Sotheron Road
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)
Jun 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 June 2035
Property Improvements
Changes detected from historical EPC data
Jun 2025from Jun 2014
EPC improved fromD67toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 52 Sotheron Road, Watford, WD17 2QA, sourced from the PlanIt planning register.
3 applications on record at 52 Sotheron Road, Watford, WD17 2QA
3decisions3extensions26documents8nearby
- Jan 2021Loft ConversionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Erection of a part single storey, part two storey rear extension, conversion of the loft space to provide habitable accommodation including the construction of a rear dormer window and insertion of a velux window to the front elevation.
Extension- Documents
- 7 docs on file
- Reference
- 20/01301/FULH
- More recent applications — locked
- Loft ConversionFeb 2023Decision
- Loft ConversionMay 2021Decision
Unlock 52 Sotheron Road, Watford, WD17 2QA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Sotheron Road homes
Four headline reads against 35 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 52 Sotheron Road stands well clear of the street.
Price per m²
£7,788
Street avg £4,294
Floor Area
52 m²
Street avg 68 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.4 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-eraMid-Terrace HouseEPC CPre-1919 buildSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has solid (non-cavity) walls, and has permanent outbuildings, 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.
£386k
1 Ottoman Terrace, Radlett Road
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100 Estcourt Road
WD17 2PZ
2 bed1 bath
£379k
10 Sotheron Road
WD17 2QA
2 bed1 bath
£375k
1 Cross Street
WD17 2QD
2 bed
£375k
1 Ebury Road
WD17 2RE
2 bed1 bath
£363k
1 Earl Street
WD17 2PD
2 bed
£347k
1 Gartlet Road
WD17 2PU
2 bed
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
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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 52 Sotheron Road is modelled from its 52 m² EPC floor area, its 6 recorded sales 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. 6 sales are recorded for 52 Sotheron Road. 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 52 Sotheron Road was lodged in June 2025 at band C and is valid until June 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 52 Sotheron Road. 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
- 52 Sotheron Road 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 52 Sotheron Road, Watford, WD17 2QA. Each answer is also embedded as structured data for search engines.
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