70b, St James Road, Watford, WD18 0DX
About 70b
70b is a two-bedroom end-of-terrace house in Watford (WD18 0DX). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (April 2025) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2019. The recommended improvements would push it to C (score 76). Other recorded features include a basement.
Across 1997–2022, sale prices on this property compounded at 7.2% per year. On a £-per-square-foot basis, the last sale (£472/sq ft) was about 94.6% above the typical sold price in the postcode. At 59 m² it's 23.6% smaller than the typical home in the postcode (77 m² median across 40 EPCs). Last sale on file: £300,000 in November 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 70b
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
- EnsuiteYes
- BasementYes
Outside
- Private gardenRear
- ParkingOff street
Building
- Heating systemGas
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
70b has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 70b
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
Price for 70b has grown more than fourfold since the 1997 starting point.
£324,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 25 years.
£300,000
Growth on file: 7.2% per year over 25 years.
Sales timeline
25 November 2022Most recent
£300,000
+12.7%over 3 years25 April 2019
£266,250
+69.0%over 10 years28 September 2008
£157,500
+28.0%over 5 years17 July 2003
£123,000
+64.0%over 3 years19 April 2000
£75,000
+44.4%over 2 years29 September 1997
£51,950
Median price across the last 5 sales in WD18 0DX: £395,000 (2025–2025).
Nearby sales in WD18 0DX
Everything we know about 70b, 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 St James Road homes
On epc rating, 70b stands well clear of the street.
EPC Rating
65 (D)
Street avg 61 (D)
Floor Area
59 m²
Street avg 69 m²
CO₂ Emissions
2.8 t/year
Street avg 3.3 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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
0.3 km
The Hornets — bus stop.
Closest school
0.3 km
Watford Grammar School for Girls. 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
54.0dB
Night-time· 23:00 – 07:00
44.6dB