Model valuation£417,0008 Busby Close
Local market context
8 Cross Street, Watford, WD17 2QD
3 sales on record2 planning records
Estimated value
£370,000
- Since the 2019 sale (£340,000)+9%
- Against WD17 2QD's recent median (£360,500)+3%
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
Bedrooms
2
Bathroom
1
Floor area
68 m²
728 sq ft
Energy rating
C
Score 73
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
£370,000
- Against its 2019 sale (£340,000)+9%
- Against WD17 2QD's recent median (£360,500)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Cross Street is modelled from its 68 m² EPC floor area, its 3 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
68 m² from the EPC lodged in September 2009
Sales of this home
3 sales recorded, the latest in 2019
Recent sales in WD17 2QD
5 sales, median £360,500 (2025–2017)
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 | 1 of 2 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.
8 Cross Street changed hands twice within eighteen months — unusual for the area.
Sales timeline
22 September 2019Most recent
£340,000
+5.3%over 1 year10 April 2018
£323,000
+65.6%over 10 years14 June 2007
£195,000
Median price across the last 5 sales in WD17 2QD: £360,500 (2025–2017).
What this page doesn't show
2 potential issues have already been flagged for 8 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 8 Cross Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Cross Street is a two-bedroom mid-terrace house in Watford (WD17 2QD). It has a recorded floor area of 68 m² (around 728 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (September 2009) shows a C (score 73). The latest certificate is from September 2009, so improvements made since then won't be reflected.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). Across 2007–2019, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£467/sq ft) was about 81.2% above the typical sold price in the postcode. Most recent transfer: September 2019 at £340,000.
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
- CloakroomYes
Outside
- Private gardenYes
Building
- Central heatingYes
Before you decide
Everything you need to know about 8 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.
8 Cross Street's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Sept 2019
Current Certificate
Sept 2009EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 September 2019
Planning history
Applications and permits filed against 8 Cross Street, Watford, WD17 2QD, sourced from the PlanIt planning register.
8 Cross Street sits within a conservation area — exterior works face additional planning controls.
2 applications on record at 8 Cross Street, Watford, WD17 2QD
2decisions20documents8nearby
Flagged:Conservation area
- Sept 2020Tree WorksTreesOutcome in report
Works to trees in conservation area - fell Bay Tree (T1)
Conservation Area- Documents
- 14 docs on file
- Reference
- 20/00818/TCA
- More recent applications — locked
- RenovationJun 2022Decision
Unlock 8 Cross Street, Watford, WD17 2QD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 8 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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, 8 Cross Street stands well clear of the street.
Price per m²
£5,028
Street avg £3,713
Floor Area
68 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.4 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 CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, 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.
£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
£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
£347k
1 Gartlet Road
WD17 2PU
2 bed
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
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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 8 Cross Street is modelled from its 68 m² EPC floor area, its 3 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. 3 sales are recorded for 8 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 8 Cross Street was lodged in September 2009 at band C and expired in September 2019, 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. 2 applications are matched to 8 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
- 8 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 8 Cross Street, Watford, WD17 2QD. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2QDSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 8 Cross Street, Watford valuationHow the estimate is built and what moves it
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