12 Lammas Road, Watford, WD18 0BA
About 12 Lammas Road
12 Lammas Road is a two-bedroom mid-terrace house in Watford (WD18 0BA). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (August 2024) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in January 2012 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 86), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
Last sale on file: £333,000 in November 2019. Across the public record there are 4 sales, relatively high churn for a single property. Across 1998–2019, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £377,000 is 13.2% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£524/sq ft) was about 103.2% above the typical sold price in the postcode.
Know exactly what you're buying at 12 Lammas Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- CloakroomYes
Outside
- Private gardenRear
Building
- RefurbishedYes
- Extension potentialPossible
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Roof insulation improved
More low energy lighting installed
Planning history
12 Lammas Road has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 12 Lammas Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
30-day money-back guarantee
Sales history & valuation
Sale price has grown by over 3x since 1998.
£377,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.7% per year over 21 years.
£333,000
Growth on file: 6.7% per year over 21 years.
Sales timeline
13 November 2019Most recent
£333,000
+51.1%over 7 years22 March 2012
£220,450
+37.8%over 9 years15 November 2002
£160,000
+91.6%over 4 years6 September 1998
£83,500
Median price across the last 5 sales in WD18 0BA: £360,000 (2024–2021).
Everything we know about 12 Lammas Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Lammas Road homes
CO₂ Emissions for 12 Lammas Road runs comfortably ahead of the street norm.
Price per m²
£5,644
Street avg £4,085
Floor Area
59 m²
Street avg 70 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.6 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Lammas Road — bus stop.
Closest school
0.0 km
Field Junior School. 37 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
56.3dB
Night-time· 23:00 – 07:00
47.3dB