Model valuation£417,0008 Busby Close
Local market context
86 Sutton Road, Watford, WD17 2QQ
3 sales on record1 planning record
Estimated value
£465,000
- Since the 2023 sale (£450,000)+3%
- Against WD17 2QQ's recent median (£310,000)+50%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
82 m²
883 sq ft
Energy rating
D
Score 68
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
£465,000
- Against its 2023 sale (£450,000)+3%
- Against WD17 2QQ's recent median (£310,000)+50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 86 Sutton Road is modelled from its 82 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD17 2QQ. 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
82 m² from the EPC lodged in September 2022
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in WD17 2QQ
5 sales, median £310,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on 86 Sutton Road was the highest on Land Registry record across the postcode.
Sales timeline
19 June 2023Most recent
£450,000
+145.9%over 13 years27 January 2010
£183,000
+43.6%over 8 years2 November 2001
£127,450
Median price across the last 5 sales in WD17 2QQ: £310,000 (2024–2020).
Nearby sales in WD17 2QQ
What this page doesn't show
2 potential issues have already been flagged for 86 Sutton Road, Watford, WD17 2QQ. 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 86 Sutton Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
86 Sutton Road is a two-bedroom mid-terrace house in Watford (WD17 2QQ). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (September 2022) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2009. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 84), a 2-band jump. Other recorded features include outbuildings and a basement. Records show the property has been extended at some point in its history.
At 82 m² the property is well over the postcode median (57 m² across 33 EPCs), placing it in the larger end of the local stock. Across 2001–2023, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£510/sq ft) was about 68.8% above the typical sold price in the postcode. One planning record on file: an extension refused in 2012. Sold June 2023 for £450,000.
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
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- BasementYes
- FireplaceYes
Outside
- GarageYes
- OutbuildingsYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 86 Sutton 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
Pick your report · from £14.99
One time fee only - money back guarantee
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(1 of 2)
Sept 2022
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Jul 2009
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
AverageGood
Window efficiency improved
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 86 Sutton Road, Watford, WD17 2QQ, sourced from the PlanIt planning register.
1 application on record at 86 Sutton Road, Watford, WD17 2QQ
1decisions1extensions35documents8nearby
- Mar 2012PorchFullOutcome in report
Erection of front porch and conversion of alley to hallway.
Extension- Documents
- 35 docs on file
- Reference
- 12/00079/FULH
Unlock 86 Sutton Road, Watford, WD17 2QQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 8 notable nearby
- The 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Sutton Road homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 86 Sutton Road stands well clear of the street.
Price per m²
£5,488
Street avg £3,381
Floor Area
82 m²
Street avg 69 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 3.9 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
0.3 km
St John's Road — bus stop.
Closest school
0.3 km
Watford St John's Church of England Primary School. 36 schools nearby.
Nearest schools
- Watford St John's Church of England Primary SchoolPrimary266m
- Central Primary SchoolPrimary414m
- Watford Grammar School for GirlsSecondary845m
- Chater Junior SchoolPrimary919m
Nearest stops
- St John's RoadBus stop282m
- Beechen GroveBus stop302m
- Clarendon RoadBus stop308m
- St Pauls WayBus stop330m
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 2QQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.6dB
Night-time· 23:00 – 07:00
47.4dB
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) 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 £1,020 · 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
WD17 2RH
2 bed1 bath
£380k
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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 86 Sutton Road is modelled from its 82 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD17 2QQ. 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 86 Sutton 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 86 Sutton Road was lodged in September 2022 at band D and is valid until September 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 86 Sutton 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 2QQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 86 Sutton 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 86 Sutton Road, Watford, WD17 2QQ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD17 2QQSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 86 Sutton Road, 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