Model valuation£417,0008 Busby Close
Local market context
5a, Grosvenor Road, Watford, WD17 2QS
Estimated value
£189,000
- Since the 1998 sale (£35,000)+440%
- Against WD17 2QS's recent median (£710,000)-73%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Bedroom
1
Floor area
36 m²
388 sq ft
Energy rating
C
Score 70
Council tax
Band B
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
£189,000
- Against its 1998 sale (£35,000)+440%
- Against WD17 2QS's recent median (£710,000)-73%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5a is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QS. 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
36 m² from the EPC lodged in September 2022
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in WD17 2QS
5 sales, median £710,000 (2024–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
5a's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
16 July 1998Most recent
£35,000
Median price across the last 5 sales in WD17 2QS: £710,000 (2024–2018).
Nearby sales in WD17 2QS
What this page doesn't show
2 potential issues have already been flagged for 5a, Grosvenor Road, Watford, WD17 2QS. 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 5a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5a is a one-bedroom end-of-terrace house in Watford (WD17 2QS). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band B. At 36 m² this is the 3rd smallest of 25 units on EPC record in the building, where floor areas span 21–180 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (September 2022) shows a C (score 70). When first surveyed in July 2012 the rating was D, the property has climbed 1 band since.
It hasn't traded since July 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £189,000 sits 440% above the 1998 sale of £35,000. On a £-per-square-foot basis, the last sale (£90/sq ft) was about 66.4% below the postcode norm.
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
- Bedrooms1
Before you decide
Everything you need to know about 5a
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)
Sept 2022
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Valid until 27 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Jul 2012
EPC improved fromD60toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
80%100%
More low energy lighting installed
Planning history
Applications and permits filed against 5a, Grosvenor Road, Watford, WD17 2QS, sourced from the PlanIt planning register.
5a 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 Grosvenor Road homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
5a is notably below the street on price per m².
Price per m²
£972
Street avg £8,627
Floor Area
36 m²
Street avg 43 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.9 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
0.2 km
Beechen Grove — bus stop.
Closest school
0.1 km
Central Primary School. 36 schools nearby.
Nearest schools
- Central Primary SchoolPrimary122m
- Watford St John's Church of England Primary SchoolPrimary325m
- Watford Grammar School for GirlsSecondary623m
- Chater Junior SchoolPrimary810m
Nearest stops
- Beechen GroveBus stop223m
- High StreetBus stop319m
- King StreetBus stop327m
- Market StreetBus stop359m
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 2QS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.5dB
Night-time· 23:00 – 07:00
49.7dB
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-era1st Floor FlatEPC CPre-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 £820 · 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 5a is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2QS. 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 5a. 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 5a was lodged in September 2022 at band C 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. None is matched to 5a. 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 2QS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5a is in council tax band B. 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 5a, Grosvenor Road, Watford, WD17 2QS. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2QSSold prices, values and energy ratings for the postcode
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