Model valuation£417,0008 Busby Close
Local market context
11 Cottage Close, Watford, WD17 3NN
3 planning records
Estimated value
£1,523,000
- Since the 2014 sale (£1,000,000)+52%
- Against WD17 3NN's recent median (£1,300,000)+17%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
6
Floor area
240 m²
2583 sq ft
Energy rating
C
Score 73
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
£1,523,000
- Against its 2014 sale (£1,000,000)+52%
- Against WD17 3NN's recent median (£1,300,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Cottage Close is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 3NN. 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
240 m² from the EPC lodged in June 2012
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in WD17 3NN
5 sales, median £1,300,000 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
11 Cottage Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 May 2014Most recent
£1,000,000
Median price across the last 5 sales in WD17 3NN: £1,300,000 (2024–2015).
Nearby sales in WD17 3NN
What this page doesn't show
1 potential issue has already been flagged for 11 Cottage Close, Watford, WD17 3NN. 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 11 Cottage Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Cottage Close is a six-bedroom detached house in Watford (WD17 3NN). It has a recorded floor area of 240 m² (around 2583 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (June 2012) shows a C (score 73). The latest certificate is from June 2012, so improvements made since then won't be reflected.
3 planning records sit against the property, 1 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. Today's modelled estimate of £1,523,000 sits 52.3% above the 2014 sale of £1,000,000. On a £-per-square-foot basis, the last sale (£387/sq ft) was about 26.3% below the postcode norm. At 240 m² it's 24.4% larger than the typical home in the postcode (193 m² median across 9 EPCs). 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 12 years since the last transfer (May 2014).
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
- Bedrooms6
- Dining roomYes
- EnsuiteYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 11 Cottage Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
11 Cottage Close'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 28 Jun 2022
Current Certificate
Jun 2012EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 June 2022
Planning history
Applications and permits filed against 11 Cottage Close, Watford, WD17 3NN, sourced from the PlanIt planning register.
Planning history at 11 Cottage Close is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
3 applications on record at 11 Cottage Close, Watford, WD17 3NN
2decisions17documents1nearby
- Nov 2012Tree WorksTreesOutcome in report
Works to trees under TPO.49.
- Documents
- 1 doc on file
- Reference
- 12/01083/TPO
- More recent applications — locked
- Tree WorksJan 2021Decision
- Tree WorksDec 2020Decision
Unlock 11 Cottage Close, Watford, WD17 3NN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Cottage Close homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 11 Cottage Close stands well clear of the street.
Price per m²
£4,167
Street avg £6,734
Floor Area
240 m²
Street avg 179 m²
Habitable Rooms
10 rooms
Street avg 8 rooms
CO₂ Emissions
6.3 t/year
Street avg 5.7 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
Langley Way — bus stop.
Closest school
0.4 km
Cassiobury Junior School. 34 schools nearby.
Nearest schools
- Cassiobury Junior SchoolPrimary398m
- Cassiobury Infant and Nursery SchoolPrimary535m
- Nascot Wood Junior SchoolPrimary754m
- Nascot Wood Infant and Nursery SchoolPrimary837m
Nearest stops
- Langley WayBus stop208m
- The GardensBus stop236m
- Stratford WayBus stop457m
- Woodville CourtBus stop490m
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 3NN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.3dB
Night-time· 23:00 – 07:00
37.8dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £1,345 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 11 Cottage Close is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD17 3NN. 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 11 Cottage Close. 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 11 Cottage Close was lodged in June 2012 at band C and expired in June 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 11 Cottage Close. 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 3NN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Cottage Close 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 11 Cottage Close, Watford, WD17 3NN. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD17 3NNSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 11 Cottage Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales