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2 Farm Field, Watford, WD17 3DF

EPC B7 planning records

Estimated value

£1,412,000

  • Since the 2019 sale (£905,000)+56%
  • Against WD17 3DF's recent median (£890,000)+59%

Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
284 m²
3057 sq ft
Energy rating
B
Score 86
Council tax
Band G
Tenure
Owner Occupied
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Valuation

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

£1,412,000

  • Against its 2019 sale (£905,000)+56%
  • Against WD17 3DF's recent median (£890,000)+59%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Farm Field is modelled from its 284 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 3DF. 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

    284 m² from the EPC lodged in December 2025

  • Sales of this home

    1 sale recorded, the latest in 2019

  • Recent sales in WD17 3DF

    3 sales, median £890,000 (2022–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 7 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 22 February 2019Most recent

    £905,000

Median price across the last 3 sales in WD17 3DF: £890,000 (2022–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Farm Field, Watford, WD17 3DF. 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

Overview

About 2 Farm Field

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Farm Field is a four-bedroom detached house in Watford (WD17 3DF). It has a recorded floor area of 284 m² (around 3057 sq ft), construction records dating it to 2025 and council tax band G. The latest certificate (December 2025) returns a high B (score 86), putting the home a stone's throw from an A rating. When first surveyed in December 2024 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Very Good, roof efficiency went from Average to Very Good and main heating went from Good to Very Good; while lighting dropped from Very Good to Good. Main heating runs on electricity: electricity, unspecified tariff. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory.

At 284 m² the property is well over the postcode median (112 m² across 3 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,412,000 sits 56% above the 2019 sale of £905,000. On a £-per-square-foot basis, the last sale (£296/sq ft) was about 59.9% below the postcode norm. 7 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Sold February 2019 for £905,000.

Specifications

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

  • Bedrooms4
  • Bathrooms1
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes
  • ConservatoryYes

Outside

  • Private gardenYes
  • GarageYes

Building

  • Underfloor heatingYes
Before you decide

Everything you need to know about 2 Farm Field

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 Farm Field's carbon output is low for the local stock.

Current Certificate(1 of 2)
Dec 2025

EPC Rating

A
B
B86
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Good
Windows
Good
CO2 Emissions
0.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 23 December 2035

9 years remaining

Property Improvements

Changes detected from historical EPC data

Dec 2025from Dec 2024
EPC improved fromC72toB86
Windows
Full DoubleHigh Performance

High performance glazing installed

Walls
AverageVery Good

Wall insulation improved

Roof
AverageVery Good

Roof insulation improved

Planning

Planning history

Applications and permits filed against 2 Farm Field, Watford, WD17 3DF, sourced from the PlanIt planning register.

2 Farm Field has multiple listed-building consents on file — alterations need formal heritage approval.

7 applications on record at 2 Farm Field, Watford, WD17 3DF

7decisions1extensions65documents1nearby
Flagged:Listed building
  1. Jan 2020
    Tree WorksTrees
    Outcome in report

    Proposed works to remove lower branches of trees (3no. Silver Birch and 1no. Oak) under TPO 226.

    Documents
    5 docs on file
    Reference
    19/01407/TPO
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. RenovationDecision

+ 4 more applications in the report

Unlock 2 Farm Field, Watford, WD17 3DF's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (7 on record)
  • All 7 applications on this property in full, plus 1 notable nearby
  • The 65 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Farm Field homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 2 Farm Field runs well behind the street norm.

Price per m²

£3,187

Street avg £8,046

Strongly below

Floor Area

284 m²

Street avg 129 m²

Strongly above

CO₂ Emissions

0.7 t/year

Street avg 6.7 t/year

Strongly above

Years Held

7 years

Street avg 6 years

Above
Area

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.
Full Watford report

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

0.1 km

Ridge Lane — bus stop.

Closest school

0.6 km

Cassiobury Infant and Nursery School. 32 schools nearby.

Nearest schools

  • Cassiobury Infant and Nursery SchoolPrimary591m
  • Nascot Wood Junior SchoolPrimary704m
  • Cassiobury Junior SchoolPrimary751m
  • Nascot Wood Infant and Nursery SchoolPrimary798m

Nearest stops

  • Ridge LaneBus stop101m
  • Courtlands DriveBus stop282m
  • Nascot Wood RoadBus stop318m
  • The RidgewayBus stop374m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WD17 3DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD17 3DF

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for WD17 3DF

Night-time· 23:00 – 07:00

40.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Snagging Report

21st centuryDetached HouseEPC BRecent new build

Because the property was built within the last two years, we believe a snagging report is more appropriate for this property than a home survey.

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m

1 Temple Close

WD17 3DR

4 bed2 bath
£1.0m

1 Stratford Way

WD17 3DH

4 bed
£1.0m

1 Roughwood Close

WD17 3HN

4 bed2 bath
£850k

1 Bellmount Wood Avenue

WD17 3BN

4 bed
£720k

10 Beechpark Way

WD17 3TY

4 bed
£1.1m

1 Richmond Drive

WD17 3BQ

5 bed3 bath
£890k

1 Peace Drive

WD17 3XE

5 bed
£832k

10 Bellmount Wood Avenue

WD17 3BW

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Farm Field is modelled from its 284 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 3DF. 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 2 Farm Field. 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 2 Farm Field was lodged in December 2025 at band B and is valid until December 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to 2 Farm Field. 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 32 schools and 30 stops listed are measured in a straight line from WD17 3DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Farm Field 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Farm Field, Watford, WD17 3DF. Each answer is also embedded as structured data for search engines.

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