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21a, Church Road, Watford, WD17 4PY

4 planning records

Estimated value

£431,000

  • Since the 2025 sale (£453,000)-5%
  • Against WD17 4PY's recent median (£420,000)+3%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
2
Floor area
46 m²
495 sq ft
Energy rating
D
Score 66
Council tax
Band D
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

£431,000

  • Against its 2025 sale (£453,000)-5%
  • Against WD17 4PY's recent median (£420,000)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21a is modelled from its 46 m² EPC floor area, its 2 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

    46 m² from the EPC lodged in June 2024

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in WD17 4PY

    5 sales, median £420,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest 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.

21a valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 26 August 2025Most recent

    £453,000

    +84.9%over 4 years

  2. 11 November 2020

    £245,000

Median price across the last 5 sales in WD17 4PY: £420,000 (2025–2022).

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 21a

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

21a is a two-bedroom end-of-terrace house in Watford (WD17 4PY). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (June 2024) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in October 2020 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and window efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 88), a 2-band jump.

4 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include tree works, meaningful when judging how the property has evolved. An active application for new windows is awaiting a decision. A recent sale: £453,000 in August 2025. Across 2020–2025, sale prices on this property compounded at 13.7% per year. On a £-per-square-foot basis, the last sale (£915/sq ft) was about 160.2% above the typical sold price in the postcode. At 46 m² it's 18.6% smaller than the typical home in the postcode (57 m² median across 30 EPCs).

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
  • Open-plan layoutYes
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 21a

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jun 2024

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 9 June 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2024from Oct 2020
EPC improved fromG1toD66
Heating System
Room HeatersGas Boiler

Upgraded to gas central heating

Main Fuel
CommunityGas

Fuel source changed

Hot Water
ImmersionMain System

Hot water system upgraded

Windows
SingleFull Double

Single glazing replaced with double or better glazing

Walls
Very PoorPoor

Wall insulation improved

Roof Insulation
UninsulatedWell Insulated

Loft insulation installed or upgraded to 250mm+

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
57%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 21a, Church Road, Watford, WD17 4PY, sourced from the PlanIt planning register.

4 applications on record at 21a, Church Road, Watford, WD17 4PY

3decisions20documents3nearby
  1. Apr 2020
    Tree WorksTrees
    Outcome in report

    Removal of T1 Bay tree in rear garden (Nascot Conservation area)

    Documents
    3 docs on file
    Reference
    20/00268/TCA
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. RenovationDecision

+ 1 more application in the report

Unlock 21a, 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 (3 on record)
  • All 4 applications on this property in full, plus 3 notable nearby
  • The 20 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Church Road homes

Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 21a runs comfortably ahead of the street norm.

Price per m²

£9,848

Street avg £5,809

Strongly above

Floor Area

46 m²

Street avg 84 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.3 t/year

Street avg 3.4 t/year

Strongly above
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

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.

Noise

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 road noise heatmap for WD17 4PY

Daytime· 07:00 – 23:00

50.9dB

Low
Night-time road noise heatmap for WD17 4PY

Night-time· 23:00 – 07:00

41.1dB

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-eraEnd-Terrace HouseEPC DPre-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 £1,020 · 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
£436k

1 Burrow Close

WD17 4DS

1 bed1 bath
£569k

1 Cole Road

WD17 4QR

3 bed
£580k

1 Greenbank Road

WD17 4JJ

3 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 21a is modelled from its 46 m² EPC floor area, its 2 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. 2 sales are recorded for 21a. 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 21a was lodged in June 2024 at band D and is valid until June 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. 4 applications are matched to 21a. 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
21a 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21a, Church Road, Watford, WD17 4PY. Each answer is also embedded as structured data for search engines.

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