28a, Langley Road, Watford, WD17 4PT

28a is a two-bedroom semi-detached house in Watford (WD17 4PT). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (October 2016) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Other recorded features include a loft.

Held since October 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 120 m² the property is well over the postcode median (41 m² across 24 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). One planning record on file: tree works approved in 2008. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Across 2004–2007, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £459,000 is 48.1% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 21.8% below the postcode norm.