Model valuation£417,0008 Busby Close
Local market context
33b, Church Road, Watford, WD17 4PY
Estimated value
£403,000
- Since the 2010 sale (£250,000)+61%
- Against WD17 4PY's recent median (£420,000)-4%
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
Detached
Floor 01
Bedrooms
2
Bathrooms
2
Floor area
84 m²
904 sq ft
Energy rating
C
Score 76
Council tax
Band D
Tenure
Freehold
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
£403,000
- Against its 2010 sale (£250,000)+61%
- Against WD17 4PY's recent median (£420,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33b is modelled from its 84 m² EPC floor area, its 1 recorded sale 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
84 m² from the EPC lodged in November 2023
Sales of this home
1 sale recorded, the latest in 2010
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 | None on this home | 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.
33b valuation sits well clear of the typical sold price in this postcode.
Sales timeline
15 September 2010Most recent
£250,000
Median price across the last 5 sales in WD17 4PY: £420,000 (2025–2023).
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
One time fee only - money back guarantee
About 33b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33b is a two-bedroom detached house in Watford (WD17 4PY). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 2003-2006 and council tax band D. Tenure is freehold. At 84 m² this is the 25th smallest of 31 units on EPC record in the building, where floor areas span 43–296 m². The building's EPC ratings span E to B across 31 units on file. The latest certificate (November 2023) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since December 2013.
Untraded for 16 years, with the last transfer in September 2010. At 84 m² the property is well over the postcode median (56 m² across 30 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). Today's modelled estimate of £403,000 sits 61.2% above the 2010 sale of £250,000. On a £-per-square-foot basis, the last sale (£276/sq ft) was about 24.4% below the postcode norm.
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
Outside
- DrivewayYes
Building
- TenureFreehold
Before you decide
Everything you need to know about 33b
The true value, the hidden risks and the full sale history, in one report.
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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)
Nov 2023
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.2 t/year
Occupancy
Rented
Certificate validity
Valid until 29 November 2033
Property Improvements
Changes detected from historical EPC data
Nov 2023from Dec 2013
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 33b, Church Road, Watford, WD17 4PY, sourced from the PlanIt planning register.
33b 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.
Versus other Church Road homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
33b outperforms the street on epc rating by a wide margin.
EPC Rating
76 (C)
Street avg 64 (D)
Floor Area
84 m²
Street avg 98 m²
CO₂ Emissions
2.2 t/year
Street avg 4.8 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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 2 HomeBuyer Report
21st century1st Floor FlatFreeholdEPC C
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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
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WD17 4AQ
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£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
£239k
1 Fairlawns, Langley Road
WD17 4UH
1 bed1 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 33b is modelled from its 84 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 33b. 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 33b was lodged in November 2023 at band C and is valid until November 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 33b. 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
- 33b 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 33b, Church Road, Watford, WD17 4PY. Each answer is also embedded as structured data for search engines.
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- Every home in WD17 4PYSold prices, values and energy ratings for the postcode
- WD 17 property marketPrices, postcodes, schools and transport across the district
- 33b, Church Road, Watford valuationHow the estimate is built and what moves it
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