Model valuation£417,0008 Busby Close
Local market context
22 Trefusis Walk, Watford, WD17 3BP
5 planning records
Estimated value
£1,775,000
- Since the 2021 sale (£1,635,000)+9%
- Against WD17 3BP's recent median (£750,000)+137%
Newest record on this page: June 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
263 m²
2831 sq ft
Energy rating
C
Score 80
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
£1,775,000
- Against its 2021 sale (£1,635,000)+9%
- Against WD17 3BP's recent median (£750,000)+137%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Trefusis Walk is modelled from its 263 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 3BP. 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
263 m² from the EPC lodged in March 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WD17 3BP
5 sales, median £750,000 (2021–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Latest sale on 22 Trefusis Walk was the highest on Land Registry record across the postcode.
Sales timeline
24 June 2021Most recent
£1,635,000
+165.0%over 9 years7 August 2011
£617,000
Median price across the last 5 sales in WD17 3BP: £750,000 (2021–2018).
Nearby sales in WD17 3BP
What this page doesn't show
1 potential issue has already been flagged for 22 Trefusis Walk, Watford, WD17 3BP. 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
One time fee only - money back guarantee
About 22 Trefusis Walk
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Trefusis Walk is a detached house in Watford (WD17 3BP). It has a recorded floor area of 263 m² (around 2831 sq ft), construction records dating it to 2012 onwards and council tax band G. The latest certificate (March 2021) shows a C (score 80), near the top of the C band. When first surveyed in March 2011 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Very Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 85).
5 planning records sit against the property, 3 approved, 0 refused, 1 pending. Past consents include tree works, meaningful when judging how the property has evolved. An active application for tree works is awaiting a decision. At 263 m² the property is well over the postcode median (122 m² across 13 EPCs), placing it in the larger end of the local stock. Across 2011–2021, sale prices on this property compounded at 10.4% per year. On a £-per-square-foot basis, the last sale (£578/sq ft) was about 36.2% above the typical sold price in the postcode. Most recent transfer: June 2021 at £1,635,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 22 Trefusis Walk
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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate(1 of 2)
Mar 2021
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 March 2031
Property Improvements
Changes detected from historical EPC data
Mar 2021from Mar 2011
EPC improved fromF24toC80
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Trefusis Walk, Watford, WD17 3BP, sourced from the PlanIt planning register.
Council records include a two-storey side and rear extension at 22 Trefusis Walk.
5 applications on record at 22 Trefusis Walk, Watford, WD17 3BP
4decisions1extensions39documents1nearby
- May 2012Tree WorksTreesOutcome in report
Works to trees under TPO 241
- Documents
- 1 doc on file
- Reference
- 12/00360/TPO
- More recent applications — locked
- AmendmentFeb 2016Decision
- Tree WorksJan 2015Decision
+ 2 more applications in the report
Unlock 22 Trefusis Walk, Watford, WD17 3BP'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 5 applications on this property in full, plus 1 notable nearby
- The 39 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Trefusis Walk homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Trefusis Walk is notably below the street on years held.
Price per m²
£6,217
Street avg £4,737
Floor Area
263 m²
Street avg 143 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
4.3 t/year
Street avg 5.0 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
266/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Langley Way — bus stop.
Closest school
0.2 km
Cassiobury Junior School. 34 schools nearby.
Nearest schools
- Cassiobury Junior SchoolPrimary156m
- Cassiobury Infant and Nursery SchoolPrimary203m
- Nascot Wood Junior SchoolPrimary710m
- Nascot Wood Infant and Nursery SchoolPrimary818m
Nearest stops
- Langley WayBus stop176m
- Hempstead RoadBus stop452m
- Wentworth CloseBus stop467m
- Langley RoadBus stop539m
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 3BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.7dB
Night-time· 23:00 – 07:00
37.6dB
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
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21st centuryDetached HouseEPC C
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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 22 Trefusis Walk is modelled from its 263 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 3BP. 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 22 Trefusis Walk. 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 22 Trefusis Walk was lodged in March 2021 at band C and is valid until March 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. 5 applications are matched to 22 Trefusis Walk. 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 34 schools and 30 stops listed are measured in a straight line from WD17 3BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Trefusis Walk 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 22 Trefusis Walk, Watford, WD17 3BP. Each answer is also embedded as structured data for search engines.
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