Model valuation£417,0008 Busby Close
Local market context
20 Cross Street, Watford, WD17 2QD
Estimated value
£377,000
- Since the 2025 sale (£341,500)+10%
- Against WD17 2QD's recent median (£350,000)+8%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
60 m²
646 sq ft
Energy rating
D
Score 66
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
£377,000
- Against its 2025 sale (£341,500)+10%
- Against WD17 2QD's recent median (£350,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Cross Street is modelled from its 60 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QD. 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
60 m² from the EPC lodged in July 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in WD17 2QD
5 sales, median £350,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
20 Cross Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 January 2025Most recent
£341,500
Median price across the last 5 sales in WD17 2QD: £350,000 (2023–2018).
What this page doesn't show
2 potential issues have already been flagged for 20 Cross Street, Watford, WD17 2QD. 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 20 Cross Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Cross Street is a mid-terrace house in Watford (WD17 2QD). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2024) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump.
Today's modelled estimate of £377,000 is 10.4% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£529/sq ft) was about 100.4% above the typical sold price in the postcode. Last sale on file: £341,500 in January 2025.
Before you decide
Everything you need to know about 20 Cross Street
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2024EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 July 2034
Planning history
Applications and permits filed against 20 Cross Street, Watford, WD17 2QD, sourced from the PlanIt planning register.
20 Cross Street 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 Cross Street homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 20 Cross Street lags the street by a wide margin.
Price per m²
£5,692
Street avg £3,666
Floor Area
60 m²
Street avg 67 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.3 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
Beechen Grove — bus stop.
Closest school
0.1 km
Watford St John's Church of England Primary School. 36 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary127m
- Central Primary SchoolPrimary368m
- Watford Grammar School for GirlsSecondary720m
- Chater Junior SchoolPrimary775m
Nearest stops
- Beechen GroveBus stop169m
- Clarendon RoadBus stop171m
- St John's RoadBus stop240m
- Clarendon RoadBus stop287m
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 2QD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.7dB
Night-time· 23:00 – 07:00
47.3dB
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 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 20 Cross Street is modelled from its 60 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QD. 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 20 Cross Street. 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 20 Cross Street was lodged in July 2024 at band D and is valid until July 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 20 Cross Street. 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 2QD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Cross Street 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 20 Cross Street, Watford, WD17 2QD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2QDSold prices, values and energy ratings for the postcode
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- 20 Cross Street, Watford valuationHow the estimate is built and what moves it
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