Model valuation£417,0008 Busby Close
Local market context
32b, Grosvenor Road, Watford, WD17 2QT
4 sales on record
Estimated value
£242,000
- Since the 2021 sale (£229,000)+6%
- Against WD17 2QT's recent median (£330,000)-27%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 00
Bedroom
1
Bathroom
1
Floor area
44 m²
474 sq ft
Energy rating
D
Score 67
Council tax
Band B
Tenure
Freehold
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
£242,000
- Against its 2021 sale (£229,000)+6%
- Against WD17 2QT's recent median (£330,000)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32b is modelled from its 44 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD17 2QT. 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
44 m² from the EPC lodged in November 2021
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in WD17 2QT
5 sales, median £330,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 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.
32b has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
29 April 2021Most recent
£229,000
+78.9%over 16 years21 April 2005
£128,000
+37.7%over 2 years21 July 2002
£92,950
+158.2%over 6 years20 September 1995
£36,000
Median price across the last 5 sales in WD17 2QT: £330,000 (2025–2024).
Nearby sales in WD17 2QT
What this page doesn't show
2 potential issues have already been flagged for 32b, Grosvenor Road, Watford, WD17 2QT. 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 32b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32b is a one-bedroom end-of-terrace house in Watford (WD17 2QT). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. The latest certificate (November 2021) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2011. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76). At 44 m² this is the 3rd smallest of 18 units on EPC record in the building, where floor areas span 36–168 m². The building's EPC ratings span F to C across 18 units on file.
Across 1995–2021, sale prices on this property compounded at 7.5% per year. On a £-per-square-foot basis, the last sale (£484/sq ft) was about 107.2% above the typical sold price in the postcode. At 44 m² it's 29% smaller than the typical home in the postcode (62 m² median across 17 EPCs). Sold April 2021 for £229,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
Outside
- ParkingOff road
Building
- TenureFreehold
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 32b
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)
Nov 2021
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 10 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from May 2011
Low Energy Lighting
66%100%
More low energy lighting installed
Planning history
Applications and permits filed against 32b, Grosvenor Road, Watford, WD17 2QT, sourced from the PlanIt planning register.
32b 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 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
32b is notably below the street on floor area.
Price per m²
£5,205
Street avg £4,086
Floor Area
44 m²
Street avg 61 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.5 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
Beechen Grove — bus stop.
Closest school
0.1 km
Central Primary School. 35 schools nearby.
Nearest schools
- Central Primary SchoolPrimary124m
- Watford St John's Church of England Primary SchoolPrimary362m
- Watford Grammar School for GirlsSecondary654m
- Chater Junior SchoolPrimary851m
Nearest stops
- Beechen GroveBus stop265m
- King StreetBus stop354m
- High StreetBus stop357m
- Water LaneBus stop380m
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 2QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.4dB
Night-time· 23:00 – 07:00
49.6dB
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-eraGround Floor FlatFreeholdEPC 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 £885 · 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 32b is modelled from its 44 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD17 2QT. 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. 4 sales are recorded for 32b. 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 32b was lodged in November 2021 at band D and is valid until November 2031. 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 32b. 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 35 schools and 30 stops listed are measured in a straight line from WD17 2QT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 32b 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 32b, Grosvenor Road, Watford, WD17 2QT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2QTSold prices, values and energy ratings for the postcode
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- 32b, Grosvenor Road, Watford valuationHow the estimate is built and what moves it
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