22a, Vicarage Road, Watford, WD18 0EH
About 22a
22a is a mid-terrace house in Watford (WD18 0EH). It has a recorded floor area of 77 m² (around 829 sq ft) and construction records dating it to 1900-1929. At 77 m² this is the largest unit on EPC record across the building (52–77 m²). The building's EPC ratings span F to C across 8 units on file. The latest certificate (October 2016) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69).
Across 2013–2024, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £331,000 is 21.2% below the 2024 sale of £420,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£507/sq ft) was about 183.6% above the typical sold price in the postcode. At 77 m² it's 22.2% larger than the typical home in the postcode (63 m² median across 7 EPCs). Most recent transfer: August 2024 at £420,000.
Know exactly what you're buying at 22a
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
Energy performance
EPC Rating
Planning history
22a has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 22a
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
22a has more than doubled in price since the earliest registered sale in 2013.
£331,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.8% per year over 11 years.
£420,000
Growth on file: 7.8% per year over 11 years.
Sales timeline
15 August 2024Most recent
£420,000
+5.0%over 4 years13 August 2020
£400,000
+122.2%over 7 years7 May 2013
£180,000
Median price across the last 5 sales in WD18 0EH: £210,000 (2023–2007).
Nearby sales in WD18 0EH
Everything we know about 22a, 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 Vicarage Road homes
22a is notably below the street on years held.
Price per m²
£5,455
Street avg £4,086
Floor Area
77 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.7 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
The Hornets — bus stop.
Closest school
0.1 km
Watford Grammar School for Girls. 35 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
54.6dB
Night-time· 23:00 – 07:00
45.4dB