Model valuation£417,0008 Busby Close
Local market context
61a, Church Road, Watford, WD17 4PY
EPC B20 planning records
Estimated value
£1,453,000
- Since the 2016 sale (£1,080,000)+35%
- Against WD17 4PY's recent median (£420,000)+246%
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
Bedrooms
6
Bathrooms
4
Floor area
296 m²
3186 sq ft
Energy rating
B
Score 85
Council tax
Band G
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
£1,453,000
- Against its 2016 sale (£1,080,000)+35%
- Against WD17 4PY's recent median (£420,000)+246%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 61a is modelled from its 296 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
296 m² from the EPC lodged in February 2016
Sales of this home
1 sale recorded, the latest in 2016
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 20 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.
Latest sale on 61a was the highest on Land Registry record across the postcode.
Sales timeline
21 July 2016Most recent
£1,080,000
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
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About 61a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
61a is a six-bedroom detached house in Watford (WD17 4PY). It has a recorded floor area of 296 m² (around 3186 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (February 2016) returns a high B (score 85), putting the home a stone's throw from an A rating. When first surveyed in March 2009 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Very Good, window efficiency went from Average to Very Good and lighting went from Average to Very Good. The latest certificate is from February 2016, so improvements made since then won't be reflected. Other recorded features include outbuildings.
20 planning records sit against the property, 1 approved, 6 refused, 1 pending. An active application for tree works is awaiting a decision. The record references conservation-area consent, which constrain future alterations. At 296 m² the property is well over the postcode median (56 m² across 30 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 6 bedrooms is on the larger side for this postcode, where 5 is the typical count. 10 years since the last transfer (July 2016). Today's modelled estimate of £1,453,000 is 34.5% above the 2016 sale price.
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
- Bedrooms6
- Bathrooms4
- Open-plan layoutYes
- Dining roomYes
Outside
- DrivewayYes
- OutbuildingsYes
Before you decide
Everything you need to know about 61a
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.
61a ranks among the most efficient homes in the postcode for energy use.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2026
Current Certificate(1 of 3)
Feb 2016
EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 February 2026
Property Improvements
Changes detected from historical EPC data
Jul 2013from Mar 2009
Heating Controls
FullProg + Stat
Heating controls changed
Feb 2016from Jul 2013
EPC improved fromE54toB85
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof
AverageGood
Roof insulation improved
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Planning history
Applications and permits filed against 61a, Church Road, Watford, WD17 4PY, sourced from the PlanIt planning register.
61a sits within a conservation area — exterior works face additional planning controls.
20 applications on record at 61a, Church Road, Watford, WD17 4PY
19decisions1extensions691documents3nearby
Flagged:Conservation area
- Jul 2010Tree WorksTreesOutcome in report
Fell two trees in the Nascot Conservation Area (amended address and applicant details)
- Documents
- 4 docs on file
- Reference
- 10/00584/TCA
- More recent applications — locked
- Tree WorksJul 2021Decision
- Tree WorksNov 2020Decision
+ 17 more applications in the report
Unlock 61a, 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 (19 on record)
- All 20 applications on this property in full, plus 3 notable nearby
- The 691 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.
61a outperforms the street on epc rating by a wide margin.
Price per m²
£3,649
Street avg £6,068
Floor Area
296 m²
Street avg 74 m²
CO₂ Emissions
3.8 t/year
Street avg 3.3 t/year
Years Held
10 years
Street avg 10 years
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
Mid 20th centurySemi-Detached HouseEPC BPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,645 · 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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Start your researchHow to read this page
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 61a is modelled from its 296 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 61a. 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 61a was lodged in February 2016 at band B and expired in February 2026, so a new one is needed to sell or let. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 20 applications are matched to 61a. 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
- 61a is in council tax band G. 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 61a, Church Road, Watford, WD17 4PY. Each answer is also embedded as structured data for search engines.
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