2a, Queens Place, Watford, WD17 2RD

2a is a two-bedroom end-of-terrace house in Watford (WD17 2RD). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (October 2022) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2012. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to C (score 72).

Untraded for 17 years, with the last transfer in November 2009. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 67 m² the property is well over the postcode median (43 m² across 17 EPCs), placing it in the larger end of the local stock. Across 1995–2009, sale prices on this property compounded at 2.4% per year. Today's modelled estimate of £250,000 sits 400% above the 2009 sale of £50,000. On a £-per-square-foot basis, the last sale (£69/sq ft) was about 77.8% below the postcode norm.