Model valuation£417,0008 Busby Close
Local market context
1c, Queens Place, Watford, WD17 2RD
Estimated value
£162,000
- Since the 2011 sale (£94,000)+72%
- Against WD17 2RD's recent median (£265,000)-39%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor Ground
Habitable rooms
1
From EPC
Floor area
28 m²
301 sq ft
Energy rating
D
Score 64
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
£162,000
- Against its 2011 sale (£94,000)+72%
- Against WD17 2RD's recent median (£265,000)-39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1c is modelled from its 28 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2RD. 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
28 m² from the EPC lodged in July 2019
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in WD17 2RD
5 sales, median £265,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
Sales timeline
4 April 2011Most recent
£94,000
Median price across the last 5 sales in WD17 2RD: £265,000 (2025–2021).
Nearby sales in WD17 2RD
What this page doesn't show
2 potential issues have already been flagged for 1c, Queens Place, Watford, WD17 2RD. 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 1c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1c is an end-of-terrace house in Watford (WD17 2RD). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1900-1929 and council tax band B. At 28 m² this is the smallest unit on EPC record across the building (28–176 m²). The building's EPC ratings span F to C across 18 units on file. The latest certificate (July 2019) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2009); the latest reading is one band lower. Between certificates, hot-water efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).
Held since April 2011 — that's 15 years off the open market, well above the local norm. Today's modelled estimate of £162,000 sits 72.3% above the 2011 sale of £94,000. At 28 m² it sits well below the postcode median (45 m² across 17 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 1c
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)
Jul 2019
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 5 July 2029
Planning history
Applications and permits filed against 1c, Queens Place, Watford, WD17 2RD, sourced from the PlanIt planning register.
1c 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 Queens Place homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 1c lags the street by a wide margin.
Price per m²
£3,357
Street avg £3,627
Floor Area
28 m²
Street avg 47 m²
Habitable Rooms
1 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.1 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
0.3 km
Central Primary School. 36 schools nearby.
Nearest schools
- Central Primary SchoolPrimary285m
- Watford St John's Church of England Primary SchoolPrimary349m
- Watford Grammar School for GirlsSecondary793m
- Chater Junior SchoolPrimary941m
Nearest stops
- Beechen GroveBus stop311m
- St Pauls WayBus stop342m
- Clarendon RoadBus stop392m
- Reeds CrescentBus stop410m
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 2RD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.6dB
Night-time· 23:00 – 07:00
48.4dB
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-eraGround Floor FlatEPC 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 £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.
£217k
100 Ebury Road
WD17 2SB
1 bed
£229k
100 Queens Road
WD17 2NX
£248k
1 Hemingford Court, Gartlet Road
WD17 2AQ
£300k
100a, Queens Road
WD17 2NX
£312k
10 Grosvenor Road
WD17 2QT
1 bed1 bath
£312k
10 Loates Lane
WD17 2AB
1 bed1 bath
£332k
10 Hemingford Court, Gartlet Road
WD17 2AQ
2 bed2 bath
£347k
1 Gartlet Road
WD17 2PU
2 bed
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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 1c is modelled from its 28 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 2RD. 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 1c. 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 1c was lodged in July 2019 at band D and is valid until July 2029. 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 1c. 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 2RD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1c 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 1c, Queens Place, Watford, WD17 2RD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 2RDSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 1c, Queens Place, Watford valuationHow the estimate is built and what moves it
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