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12 Cottage Close, Watford, WD17 3NN

4 planning records

Estimated value

£1,190,000

  • Since the 1996 sale (£275,000)+333%
  • Against WD17 3NN's recent median (£1,300,000)-8%

Newest record on this page: January 2026. 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
5
Bathrooms
3
Floor area
193 m²
2077 sq ft
Energy rating
C
Score 71
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

£1,190,000

  • Against its 1996 sale (£275,000)+333%
  • Against WD17 3NN's recent median (£1,300,000)-8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Cottage Close is modelled from its 193 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

    193 m² from the EPC lodged in May 2016

  • Sales of this home

    1 sale recorded, the latest in 1996

  • Recent sales in WD17 3NN

    5 sales, median £1,300,000 (2024–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 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.

12 Cottage Close's modelled value sits at over four times its earliest registered sale price (1996).

Sales timeline

  1. 6 December 1996Most recent

    £275,000

Median price across the last 5 sales in WD17 3NN: £1,300,000 (2024–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 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

Overview

About 12 Cottage Close

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

12 Cottage Close is a five-bedroom detached house in Watford (WD17 3NN). It has a recorded floor area of 193 m² (around 2077 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (May 2016) shows a C (score 71). The recommended improvements would push it to B (score 81). The latest certificate is from May 2016, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.

Held since December 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. 4 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. Today's modelled estimate of £1,190,000 sits 332.7% above the 1996 sale of £275,000. On a £-per-square-foot basis, the last sale (£132/sq ft) was about 74.8% below the postcode norm.

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

  • Bedrooms5
  • Bathrooms3
  • Dining roomYes
  • EnsuiteYes

Outside

  • GarageDouble
  • Cul-de-sacYes
Before you decide

Everything you need to know about 12 Cottage Close

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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 19 May 2026

Current Certificate
May 2016

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 19 May 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Cottage Close, Watford, WD17 3NN, sourced from the PlanIt planning register.

Planning history at 12 Cottage Close is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

4 applications on record at 12 Cottage Close, Watford, WD17 3NN

3decisions22documents1nearby
  1. Nov 2017
    Tree WorksTrees
    Outcome in report

    The proposed reduction of the sycamores by 5-6 metres in height and thinning of the remaining canopy by 20%

    Documents
    2 docs on file
    Reference
    17/01583/TPO
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. Tree WorksDecision

+ 1 more application in the report

Unlock 12 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 (3 on record)
  • All 4 applications on this property in full, plus 1 notable nearby
  • The 22 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Cottage Close homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 12 Cottage Close lags the street by a wide margin.

Price per m²

£1,425

Street avg £7,076

Strongly below

Floor Area

193 m²

Street avg 184 m²

On par

Habitable Rooms

10 rooms

Street avg 8 rooms

Strongly above

CO₂ Emissions

5.9 t/year

Street avg 5.7 t/year

On par
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

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.

Noise

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 road noise heatmap for WD17 3NN

Daytime· 07:00 – 23:00

46.3dB

Low
Night-time road noise heatmap for WD17 3NN

Night-time· 23:00 – 07:00

37.8dB

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

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 £1,245 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m

1 Richmond Drive

WD17 3BQ

5 bed3 bath
£890k

1 Peace Drive

WD17 3XE

5 bed
£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
£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 12 Cottage Close is modelled from its 193 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 12 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 12 Cottage Close was lodged in May 2016 at band C and expired in May 2026, 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. 4 applications are matched to 12 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
12 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Cottage Close, Watford, WD17 3NN. Each answer is also embedded as structured data for search engines.

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