Model valuation£417,0008 Busby Close
Local market context
2c, Essex Road, Watford, WD17 4EP
Property type
End terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
52 m²
560 sq ft
Energy rating
C
Score 73
Tenure
Owner Occupied
About 2c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2c is an end-of-terrace house in Watford (WD17 4EP). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to 2012 onwards. The latest certificate (September 2024) shows a C (score 73). Earlier certificates rated it B (December 2013); the latest reading is one band lower. Between certificates, window efficiency dropped from Very Good to Good and hot-water efficiency dropped from Good to Poor. Main heating runs on electricity. At 52 m² this is the 18th smallest of 45 units on EPC record in the building, where floor areas span 28–210 m². The building's EPC ratings span F to B across 45 units on file.
Across 2014–2022, sale prices on this property compounded at 2.3% per year. On a £-per-square-foot basis, the last sale (£497/sq ft) was about 44.2% above the typical sold price in the postcode. At 52 m² it's 18.8% smaller than the typical home in the postcode (64 m² median across 44 EPCs). Sold August 2022 for £278,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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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.
Current Certificate(1 of 2)
Sept 2024
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2024from Dec 2013
EPC improved fromB81toC73
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
Full ControlProg + Stat
Heating controls changed
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Floor Insulation
PartialInsulated
Floor insulation added or improved
Get a survey for this property
Level 3 Building Survey
21st centuryGround Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 2c, Essex Road, Watford, WD17 4EP, sourced from the PlanIt planning register.
2c has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£252,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.3% per year over 9 years.
Last sold (2022)
£278,000
Growth on file: 2.3% per year over 9 years.
Sales timeline
22 August 2022Most recent
£278,000
+21.7%over 8 years21 January 2014
£228,500
Median price across the last 5 sales in WD17 4EP: £800,000 (2026–2023).
Nearby sales in WD17 4EP
Beechwood Lodge, 9, 18 Essex Road, Watford, WD17 4EP
Sold Apr 2026
£235,000Beechwood Lodge, 10, 18 Essex Road, Watford, WD17 4EP
Sold Apr 2024
£350,00034 Essex Road, Watford, WD17 4EP
Sold Nov 2023
£800,00032 Essex Road, Watford, WD17 4EP
Sold Jul 2023
£1,050,00036 Essex Road, Watford, WD17 4EP
Sold Jul 2023
£870,000
Versus other Essex Road homes
Four headline reads against 36 similar flats on this street, drawn from the latest EPC and Land Registry data.
2c is notably below the street on years held.
Price per m²
£5,346
Street avg £4,193
Floor Area
52 m²
Street avg 58 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 2.0 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£239k
1 Fairlawns, Langley Road
WD17 4UH
1 bed1 bath
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1 Biskra, Langley Road
WD17 4PF
2 bed1 bath
£295k
1 Boyce Court, Lockhart Road
WD17 4AS
£301k
1 Arden Court, Lockhart Road
WD17 4AQ
2 bed2 bath
£210k
1 Elton Park
WD17 4NW
1 bed
£314k
1 Dagwood Court, Lockhart Road
WD17 4AW
£392k
1 Bromet Close
WD17 4LP
2 bed1 bath
£436k
1 Burrow Close
WD17 4DS
1 bed1 bath
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
0.1 km
Town Hall — bus stop.
Closest school
0.3 km
Lanchester Primary School. 37 schools nearby.
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 4EP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 2c, Essex Road, Watford, WD17 4EP. Each answer is also embedded as structured data for search engines.