Model valuation£417,0008 Busby Close
Local market context
13 Church Road, Watford, WD17 4PY
5 sales on record2 planning records
Estimated value
£526,000
- Since the 2019 sale (£512,000)+3%
- Against WD17 4PY's recent median (£420,000)+25%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
82 m²
883 sq ft
Energy rating
D
Score 67
Council tax
Band D
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
£526,000
- Against its 2019 sale (£512,000)+3%
- Against WD17 4PY's recent median (£420,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Church Road is modelled from its 82 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD17 4PY. 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
82 m² from the EPC lodged in May 2024
Sales of this home
5 sales recorded, the latest in 2019
Recent sales in WD17 4PY
5 sales, median £420,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Sale price has grown by over 3x since 2001.
Sales timeline
29 March 2019Most recent
£512,000
+37.3%over 4 years5 February 2015
£373,000
+52.2%over 5 years22 September 2009
£245,000
-5.0%over 4 years5 November 2004
£258,000
+61.3%over 3 years5 July 2001
£159,950
Median price across the last 5 sales in WD17 4PY: £420,000 (2025–2023).
What this page doesn't show
1 potential issue has already been flagged for 13 Church Road, Watford, WD17 4PY. The detail, evidence and what to ask about it are in the Risks Report.
- A planning decision worth checkingIn 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 13 Church Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Church Road is a two-bedroom mid-terrace house in Watford (WD17 4PY). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2024) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2009. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 88), a 2-band jump. Other recorded features include outbuildings and a basement. Period features are noted in the property record.
At 82 m² the property is well over the postcode median (56 m² across 30 EPCs), placing it in the larger end of the local stock. Most recent transfer: March 2019 at £512,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 2001–2019, sale prices on this property compounded at 6.8% per year. On a £-per-square-foot basis, the last sale (£580/sq ft) was about 58.6% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused.
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
- Bathrooms1
- BasementYes
Outside
- OutbuildingsYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 13 Church Road
The true value, the hidden risks and the full sale history, in one report.
A planning decision worth checking
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
May 2024
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 May 2034
Property Improvements
Changes detected from historical EPC data
May 2024from Jan 2009
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 13 Church Road, Watford, WD17 4PY, sourced from the PlanIt planning register.
A new windows application was refused at 13 Church Road in 2023.
2 applications on record at 13 Church Road, Watford, WD17 4PY
2decisions24documents3nearby
- Jan 2023RenovationFullOutcome in report
Proposed replacement of front door like for like solid wood construction for 6 panel door with modern draft proofing and security
New Windows- Documents
- 7 docs on file
- Reference
- 22/01442/FULH
- More recent applications — locked
- RenovationMay 2023Decision
Unlock 13 Church Road, Watford, WD17 4PY'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 2 applications on this property in full, plus 3 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Church Road homes
Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 13 Church Road runs comfortably ahead of the street norm.
Price per m²
£6,244
Street avg £5,959
Floor Area
82 m²
Street avg 82 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.3 t/year
Street avg 3.3 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
Railway Bridge — bus stop.
Closest school
0.7 km
Nascot Wood Infant and Nursery School. 36 schools nearby.
Nearest schools
- Nascot Wood Infant and Nursery SchoolPrimary699m
- Lanchester Primary SchoolPrimary775m
- Nascot Wood Junior SchoolPrimary784m
- West Herts College16 plus798m
Nearest stops
- Railway BridgeBus stop172m
- Church RoadBus stop181m
- Brixton RoadBus stop281m
- Southern Cross PHBus stop298m
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 4PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
41.1dB
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 3 Building Survey
Victorian-eraMid-Terrace HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£569k
1 Cole Road
WD17 4QR
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£580k
1 Greenbank Road
WD17 4JJ
3 bed1 bath
£436k
1 Burrow Close
WD17 4DS
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£678k
1 Essex Road
WD17 4EL
3 bed2 bath
£776k
1 Birchmead
WD17 4RU
3 bed2 bath
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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 13 Church Road is modelled from its 82 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD17 4PY. 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. 5 sales are recorded for 13 Church Road. 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 13 Church Road was lodged in May 2024 at band D and is valid until May 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 13 Church Road. 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 4PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Church Road is in council tax band D. 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 13 Church Road, Watford, WD17 4PY. Each answer is also embedded as structured data for search engines.
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