Model valuation£417,0008 Busby Close
Local market context
5 Queens Place, Watford, WD17 2RD
5 sales on record4 planning records
Estimated value
£265,000
- Since the 2021 sale (£239,000)+11%
- Against WD17 2RD's recent median (£265,000)0%
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
Semi-detached
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
49 m²
527 sq ft
Energy rating
D
Score 67
Council tax
Band C
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
£265,000
- Against its 2021 sale (£239,000)+11%
- Against WD17 2RD's recent median (£265,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Queens Place is modelled from its 49 m² EPC floor area, its 5 recorded sales 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
49 m² from the EPC lodged in November 2014
Sales of this home
5 sales recorded, the latest in 2021
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 | 1 of 4 applications | 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.
5 Queens Place has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
8 June 2021Most recent
£239,000
+9.9%over 6 years30 March 2015
£217,500
-17.0%over 7 years4 October 2007
£262,000
+14.2%over 3 years2 August 2004
£229,500
+112.5%over 4 years2 September 1999
£108,000
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 5 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
One time fee only - money back guarantee
About 5 Queens Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Queens Place is a two-bedroom semi-detached house in Watford (WD17 2RD). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1900-1929 and council tax band C. Tenure is freehold. The latest certificate (November 2014) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Good. The recommended improvements would push it to C (score 76). The latest certificate is from November 2014, so improvements made since then won't be reflected. At 49 m² this is the 11th smallest of 18 units on EPC record in the building, where floor areas span 28–176 m². The building's EPC ratings span F to C across 18 units on file.
Most recent transfer: June 2021 at £239,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2021, sale prices on this property compounded at 3.7% per year. Today's modelled estimate of £265,000 is 10.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£453/sq ft) was about 66.7% above the typical sold price in the postcode. 4 planning records sit against the property, 0 approved, 1 refused.
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
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenYes
Building
- TenureFreehold
Before you decide
Everything you need to know about 5 Queens Place
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.
5 Queens Place's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Nov 2024
Current Certificate(1 of 2)
Nov 2014
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
Owner Occupied
Certificate validity
Expired on 13 November 2024
Property Improvements
Changes detected from historical EPC data
Nov 2014from Dec 2008
EPC improved fromE52toD67
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
29%67%
More low energy lighting installed
Planning history
Applications and permits filed against 5 Queens Place, Watford, WD17 2RD, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
4 applications on record at 5 Queens Place, Watford, WD17 2RD
4decisions1extensions91documents8nearby
Flagged:Subdivision
- Mar 2008SubdivisionFullOutcome in report
Conversion of property into two self-contained flats
- Documents
- 35 docs on file
- Reference
- 08/00185/FUL
- More recent applications — locked
- SubdivisionMar 2013Decision
- ConditionsNov 2012Decision
+ 1 more application in the report
Unlock 5 Queens Place, Watford, WD17 2RD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 8 notable nearby
- The 91 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Queens Place homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£4,878
Street avg £3,475
Floor Area
49 m²
Street avg 45 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 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 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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10 Sotheron Road
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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 5 Queens Place is modelled from its 49 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 5 Queens Place. 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 5 Queens Place was lodged in November 2014 at band D and expired in November 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 5 Queens Place. 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
- 5 Queens Place 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 5 Queens Place, Watford, WD17 2RD. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 2RDSold prices, values and energy ratings for the postcode
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