Model valuation£417,0008 Busby Close
Local market context
23 Cross Street, Watford, WD17 2QD
Estimated value
£347,000
- Since the 2002 sale (£144,950)+139%
- Against WD17 2QD's recent median (£350,000)-1%
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
End terrace
Bedrooms
2
Floor area
58 m²
625 sq ft
Energy rating
E
Score 52
Council tax
Band C
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
£347,000
- Against its 2002 sale (£144,950)+139%
- Against WD17 2QD's recent median (£350,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Cross Street is modelled from its 58 m² EPC floor area, its 2 recorded sales 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
58 m² from the EPC lodged in October 2008
Sales of this home
2 sales recorded, the latest in 2002
Recent sales in WD17 2QD
5 sales, median £350,000 (2025–2019)
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.
23 Cross Street has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
26 September 2002Most recent
£144,950
+141.6%over 3 years26 February 1999
£60,000
Median price across the last 5 sales in WD17 2QD: £350,000 (2025–2019).
What this page doesn't show
2 potential issues have already been flagged for 23 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
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About 23 Cross Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Cross Street is a two-bedroom end-of-terrace house in Watford (WD17 2QD). It has a recorded floor area of 58 m² (around 625 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (October 2008) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 62). The latest certificate is from October 2008, so improvements made since then won't be reflected.
Untraded for 24 years, with the last transfer in September 2002. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1999–2002, sale prices on this property compounded at 27.9% per year. Today's modelled estimate of £347,000 sits 139.4% above the 2002 sale of £144,950.
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
- FireplaceYes
Building
- Central heatingYes
Before you decide
Everything you need to know about 23 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.
23 Cross Street sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Oct 2018
Current Certificate
Oct 2008EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Rented
Certificate validity
Expired on 24 October 2018
Planning history
Applications and permits filed against 23 Cross Street, Watford, WD17 2QD, sourced from the PlanIt planning register.
23 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.
On epc rating, 23 Cross Street runs well behind the street norm.
Price per m²
£2,497
Street avg £3,894
Floor Area
58 m²
Street avg 67 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.2 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-eraEnd-Terrace HouseEPC EPre-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.
£347k
1 Gartlet Road
WD17 2PU
2 bed
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
£363k
1 Earl Street
WD17 2PD
2 bed
£375k
1 Cross Street
WD17 2QD
2 bed
£375k
1 Ebury Road
WD17 2RE
2 bed1 bath
£379k
10 Sotheron Road
WD17 2QA
2 bed1 bath
£380k
100 Estcourt Road
WD17 2PZ
2 bed1 bath
£386k
1 Ottoman Terrace, Radlett Road
WD17 2RH
2 bed1 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 23 Cross Street is modelled from its 58 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 23 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 23 Cross Street was lodged in October 2008 at band E and expired in October 2018, so a new one is needed to sell or let. 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 23 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
- 23 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 23 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
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 23 Cross Street, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales