Model valuation£417,0008 Busby Close
Local market context
45 Church Road, Watford, WD17 4PY
4 sales on record1 planning record
Estimated value
£424,000
- Since the 2024 sale (£415,000)+2%
- Against WD17 4PY's recent median (£448,900)-6%
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
50 m²
538 sq ft
Energy rating
D
Score 60
Council tax
Band D
Tenure
Private Rental
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
£424,000
- Against its 2024 sale (£415,000)+2%
- Against WD17 4PY's recent median (£448,900)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Church Road is modelled from its 50 m² EPC floor area, its 4 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
50 m² from the EPC lodged in June 2022
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in WD17 4PY
5 sales, median £448,900 (2025–2022)
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 application | 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.
45 Church Road has more than doubled in price since the earliest registered sale in 2009.
Sales timeline
15 November 2024Most recent
£415,000
+54.9%over 10 years13 December 2013
£268,000
+12.8%over 2 years25 March 2011
£237,500
+48.4%over 2 years17 February 2009
£160,000
Median price across the last 5 sales in WD17 4PY: £448,900 (2025–2022).
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 45 Church Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Church Road is a two-bedroom mid-terrace house in Watford (WD17 4PY). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2022) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 85), a 2-band jump. Other recorded features include outbuildings. Period features are noted in the property record.
Last sale on file: £415,000 in November 2024. Across the public record there are 4 sales, relatively high churn for a single property. Across 2009–2024, sale prices on this property compounded at 6.2% per year. On a £-per-square-foot basis, the last sale (£771/sq ft) was about 119.3% above the typical sold price in the postcode. One planning record on file: an extension refused in 2009.
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
- Utility roomYes
- FireplaceYes
Outside
- Private gardenRear
- OutbuildingsYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 45 Church Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jun 2022
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 11 June 2032
Property Improvements
Changes detected from historical EPC data
Dec 2010from Nov 2008
EPC improved fromE46toD66
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%50%
More low energy lighting installed
Jun 2022from Dec 2010
Roof Insulation
UninsulatedPartial
Roof insulation improved
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 45 Church Road, Watford, WD17 4PY, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at 45 Church Road, Watford, WD17 4PY
1decisions1extensions45documents3nearby
Flagged:Demolition
- May 2009PorchFullOutcome in report
Extension: Two storey · Rear of property
Demolition of existing rear extension and erection of rear two storey extension and erection of front porch
ExtensionDemolition- Documents
- 45 docs on file
- Reference
- 09/00198/FUL
Unlock 45 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 (1 on record)
- All 1 application on this property in full, plus 3 notable nearby
- The 45 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.
45 Church Road outperforms the street on price per m² by a wide margin.
Price per m²
£8,300
Street avg £5,874
Floor Area
50 m²
Street avg 84 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 3.4 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 buildSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Cole Road
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1 Greenbank Road
WD17 4JJ
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1 Essex Road
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£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 45 Church Road is modelled from its 50 m² EPC floor area, its 4 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. 4 sales are recorded for 45 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 45 Church Road was lodged in June 2022 at band D and is valid until June 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 45 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
- 45 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 45 Church Road, Watford, WD17 4PY. Each answer is also embedded as structured data for search engines.
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