Model valuation£417,0008 Busby Close
Local market context
9 Cassiobury Drive, Watford, WD17 3AA
1 planning record
Estimated value
£1,451,000
- Since the 2010 sale (£718,000)+102%
- Against WD17 3AA's recent median (£975,000)+49%
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
Detached
Bedrooms
5
Floor area
257 m²
2766 sq ft
Energy rating
C
Score 78
Council tax
Band G
Tenure
Owner Occupied
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
£1,451,000
- Against its 2010 sale (£718,000)+102%
- Against WD17 3AA's recent median (£975,000)+49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Cassiobury Drive is modelled from its 257 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 3AA. 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
257 m² from the EPC lodged in December 2015
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in WD17 3AA
5 sales, median £975,000 (2025–2019)
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 application | 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.
9 Cassiobury Drive's estimated value is more than triple its earliest registered sale price (2001).
Sales timeline
11 January 2010Most recent
£718,000
+51.2%over 8 years9 August 2001
£475,000
Median price across the last 5 sales in WD17 3AA: £975,000 (2025–2019).
Nearby sales in WD17 3AA
13 Cassiobury Drive, Watford, WD17 3AA
Sold Sept 2025
£975,00029 Cassiobury Drive, Watford, WD17 3AA
Sold Apr 2024
£1,021,00021 Cassiobury Drive, Watford, WD17 3AA
Sold Nov 2022
£850,00019 Cassiobury Drive, Watford, WD17 3AA
Sold Dec 2020
£1,410,00039 Cassiobury Drive, Watford, WD17 3AA
Sold Sept 2019
£974,500
What this page doesn't show
1 potential issue has already been flagged for 9 Cassiobury Drive, Watford, WD17 3AA. The detail, evidence and what to ask about it are in the Risks 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 9 Cassiobury Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Cassiobury Drive is a five-bedroom detached house in Watford (WD17 3AA). It has a recorded floor area of 257 m² (around 2766 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (December 2015) shows a C (score 78), near the top of the C band. When first surveyed in September 2009 the rating was E, the property has climbed 2 bands since. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 90). The latest certificate is from December 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Held since January 2010 — that's 17 years off the open market, well above the local norm. At 257 m² the property is well over the postcode median (151 m² across 16 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Across 2001–2010, sale prices on this property compounded at 5% per year. Today's modelled estimate of £1,451,000 sits 102.1% above the 2010 sale of £718,000. On a £-per-square-foot basis, the last sale (£260/sq ft) was about 24.4% below the postcode norm. One historical planning record sits against the property in 2012.
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
- Bedrooms5
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- ConservatoryYes
Outside
- GarageIntegral
Before you decide
Everything you need to know about 9 Cassiobury Drive
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
9 Cassiobury Drive's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Dec 2025
Current Certificate(1 of 2)
Dec 2015
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 December 2025
Property Improvements
Changes detected from historical EPC data
Dec 2015from Sept 2009
EPC improved fromE40toC78
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
40%69%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Cassiobury Drive, Watford, WD17 3AA, sourced from the PlanIt planning register.
1 application on record at 9 Cassiobury Drive, Watford, WD17 3AA
1decisions21documents1nearby
- Jun 2012RenovationFullOutcome in report
Erection of front wall and two sliding gates.
- Documents
- 21 docs on file
- Reference
- 12/00439/FULH
Unlock 9 Cassiobury Drive, Watford, WD17 3AA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 21 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cassiobury Drive homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 9 Cassiobury Drive stands well clear of the street.
Price per m²
£2,794
Street avg £5,488
Floor Area
257 m²
Street avg 165 m²
Habitable Rooms
10 rooms
Street avg 7 rooms
CO₂ Emissions
6.9 t/year
Street avg 7.5 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
0.2 km
Cassiobury Park Avenue — bus stop.
Closest school
0.2 km
West Herts College. 35 schools nearby.
Nearest schools
- West Herts College16 plus194m
- Lanchester Primary SchoolPrimary212m
- Chater Infant SchoolPrimary528m
- Watford Grammar School for BoysSecondary620m
Nearest stops
- Cassiobury Park AvenueBus stop182m
- Cassiobury Park AvenueBus stop236m
- Town HallBus stop337m
- Shepherds RoadBus stop390m
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 3AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.4dB
Night-time· 23:00 – 07:00
43.3dB
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-eraDetached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · 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 9 Cassiobury Drive is modelled from its 257 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 3AA. 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. 2 sales are recorded for 9 Cassiobury Drive. 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 9 Cassiobury Drive was lodged in December 2015 at band C and expired in December 2025, 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. 1 application is matched to 9 Cassiobury Drive. 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 3AA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Cassiobury Drive is in council tax band G. 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 9 Cassiobury Drive, Watford, WD17 3AA. Each answer is also embedded as structured data for search engines.
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