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28a, Langley Road, Watford, WD17 4PT

1 planning record

Estimated value

£505,000

  • Since the 2007 sale (£310,000)+63%
  • Against WD17 4PT's recent median (£225,000)+124%

Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor Basement
Bedrooms
2
Bathrooms
2
Floor area
120 m²
1292 sq ft
Energy rating
E
Score 54
Council tax
Band B
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

£505,000

  • Against its 2007 sale (£310,000)+63%
  • Against WD17 4PT's recent median (£225,000)+124%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 28a is modelled from its 120 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 4PT. 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

    120 m² from the EPC lodged in October 2016

  • Sales of this home

    2 sales recorded, the latest in 2007

  • Recent sales in WD17 4PT

    5 sales, median £225,000 (2023–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.

Sales timeline

  1. 14 October 2007Most recent

    £310,000

    +26.5%over 3 years

  2. 26 August 2004

    £245,000

Median price across the last 5 sales in WD17 4PT: £225,000 (2023–2022).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 28a

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

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). Across 2004–2007, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £505,000 sits 62.9% above the 2007 sale of £310,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 21.8% below the postcode norm. 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.

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

  • Bedrooms2
  • Bathrooms2
  • EnsuiteYes
  • StudyYes
  • LoftYes

Outside

  • Private gardenSouth-facing
  • GarageSingle

Building

  • ConciergeYes
Before you decide

Everything you need to know about 28a

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

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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.

28a'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 07 Oct 2026

Current Certificate
Oct 2016

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
6.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 7 October 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 28a, Langley Road, Watford, WD17 4PT, sourced from the PlanIt planning register.

28a sits within a conservation area — exterior works face additional planning controls.

1 application on record at 28a, Langley Road, Watford, WD17 4PT

1decisions1documents3nearby
Flagged:Conservation area
  1. Nov 2008
    Tree WorksTrees
    Outcome in report

    Works to fell tree in Conservation Area

    Conservation Area
    Documents
    1 doc on file
    Reference
    08/01258/TCA
    Full record in report

Unlock 28a, Langley Road, Watford, WD17 4PT's full planning history

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

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 3 notable nearby
  • The 1 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Langley Road homes

Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.

On years held, 28a stands well clear of the street.

Price per m²

£2,583

Street avg £4,848

Strongly below

Floor Area

120 m²

Street avg 38 m²

Strongly above

Habitable Rooms

4 rooms

Street avg 2 rooms

Strongly above

CO₂ Emissions

6.7 t/year

Street avg 2.0 t/year

Strongly below
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

West Street — bus stop.

Closest school

0.6 km

Lanchester Primary School. 36 schools nearby.

Nearest schools

  • Lanchester Primary SchoolPrimary574m
  • West Herts College16 plus599m
  • Watford St John's Church of England Primary SchoolPrimary773m
  • Nascot Wood Infant and Nursery SchoolPrimary859m

Nearest stops

  • West StreetBus stop166m
  • Southern Cross PHBus stop198m
  • Railway BridgeBus stop243m
  • Herga CourtBus stop310m

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 4PT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD17 4PT

Daytime· 07:00 – 23:00

52.8dB

Low
Night-time road noise heatmap for WD17 4PT

Night-time· 23:00 – 07:00

42.9dB

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 3 Building Survey

Victorian-eraBasement MaisonetteEPC EPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£392k

1 Bromet Close

WD17 4LP

2 bed1 bath
£301k

1 Arden Court, Lockhart Road

WD17 4AQ

2 bed2 bath
£288k

1 Biskra, Langley Road

WD17 4PF

2 bed1 bath
£569k

1 Cole Road

WD17 4QR

3 bed
£580k

1 Greenbank Road

WD17 4JJ

3 bed1 bath
£436k

1 Burrow Close

WD17 4DS

1 bed1 bath
£678k

1 Essex Road

WD17 4EL

3 bed2 bath
£776k

1 Birchmead

WD17 4RU

3 bed2 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 28a is modelled from its 120 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 4PT. 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. 2 sales are recorded for 28a. 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 28a was lodged in October 2016 at band E and expired in October 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. 1 application is matched to 28a. 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 36 schools and 30 stops listed are measured in a straight line from WD17 4PT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
28a is in council tax band B. 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 28a, Langley Road, Watford, WD17 4PT. Each answer is also embedded as structured data for search engines.

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