Model valuation£417,0008 Busby Close
Local market context
Acre House 3 5, Flat 5, Hyde Road, Watford, WD17 4WP
EPC B
Estimated value
£195,000
- Since the 2021 sale (£2,280,000)-91%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
2
From EPC
Floor area
34 m²
366 sq ft
Energy rating
B
Score 81
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
£195,000
- Against its 2021 sale (£2,280,000)-91%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Acre House 3 5 is modelled from its 34 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 4WP. 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
34 m² from the EPC lodged in March 2025
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WD17 4WP
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
26 November 2021Most recent
£2,280,000
+49.5%over 1 year9 March 2020
£1,525,000
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 Acre House 3 5
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Acre House 3 5 is a semi-detached house in Watford (WD17 4WP). It has a recorded floor area of 34 m² (around 366 sq ft) and construction records dating it to 1930-1949. At 34 m² this is the smallest unit on EPC record across Acre House 3 5 (34–73 m²). On EPC score it ranks last in the building (81 versus a best of 82). The latest certificate (March 2025) returns a B (score 81), comfortably above the UK average. When first surveyed in July 2021 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Good.
Across 2020–2021, sale prices on this property compounded at 26.4% per year. Today's modelled estimate of £195,000 is 91.4% below the 2021 sale of £2,280,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. At 34 m² it's 20.9% smaller than the typical home in the postcode (43 m² median across 7 EPCs). Last sale on file: £2,280,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about Acre House 3 5
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.
Acre House 3 5's carbon output is low for the local stock.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
0.7 t/year
Occupancy
Rented
Certificate validity
Valid until 5 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Jul 2021
EPC improved fromC78toB81
Planning history
Applications and permits filed against Acre House 3 5, Flat 5, Hyde Road, Watford, WD17 4WP, sourced from the PlanIt planning register.
Acre House 3 5 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 Hyde Road homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Acre House 3 5 runs well behind the street norm.
EPC Rating
81 (B)
Street avg 81 (B)
Floor Area
34 m²
Street avg 50 m²
CO₂ Emissions
0.7 t/year
Street avg 1.0 t/year
Habitable Rooms
2 rooms
Street avg 3 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
0.1 km
Town Hall — bus stop.
Closest school
0.2 km
Lanchester Primary School. 37 schools nearby.
Nearest schools
- Lanchester Primary SchoolPrimary167m
- West Herts College16 plus191m
- Watford St John's Church of England Primary SchoolPrimary654m
- Chater Infant SchoolPrimary809m
Nearest stops
- Town HallBus stop107m
- Town HallBus stop131m
- Alexandra RoadBus stop223m
- Town HallBus stop252m
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 4WP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.5dB
Night-time· 23:00 – 07:00
45.2dB
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
Early 20th century1st Floor FlatEPC BSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£195k
Acre House 3 5, Flat 3, Hyde Road
WD17 4WP
Flat
£190k
8a, Flat 6, Langley Road
WD17 4PT
Flat
£209k
8a, Flat 1, Langley Road
WD17 4PT
Flat
£181k
8a, Flat 3, Langley Road
WD17 4PT
Flat
£220k
8a, Flat 4, Langley Road
WD17 4PT
Flat
£221k
Ash Lodge 21a, Flat 4, Langley Road
WD17 4PR
Flat
£171k
8a, Flat 5, Langley Road
WD17 4PT
Flat
£223k
Acre House 3 5, Flat 4, Hyde Road
WD17 4WP
Flat
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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 Acre House 3 5 is modelled from its 34 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD17 4WP. 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 Acre House 3 5. 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 Acre House 3 5 was lodged in March 2025 at band B and is valid until March 2035. 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 Acre House 3 5. 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 37 schools and 30 stops listed are measured in a straight line from WD17 4WP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Acre House 3 5, Flat 5, Hyde Road, Watford, WD17 4WP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD17 4WPSold prices, values and energy ratings for the postcode
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- Acre House 3 5, Flat 5, Hyde Road, Watford valuationHow the estimate is built and what moves it
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