28a, Vicarage Road, Watford, WD18 0EH
About 28a
28a is a mid-terrace house in Watford (WD18 0EH). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band B. At 52 m² this is the smallest 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 (September 2022) 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 July 2011. Between certificates, window efficiency went from Very Poor to Average and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 74).
Across 1999–2023, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £242,000 sits 92.1% above the 2023 sale of £126,000. On a £-per-square-foot basis, the last sale (£225/sq ft) was about 20% below the postcode norm. At 52 m² it's 22.4% smaller than the typical home in the postcode (67 m² median across 7 EPCs). Most recent transfer: February 2023 at £126,000.
Know exactly what you're buying at 28a
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
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
28a has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 28a
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
28a has more than doubled in price since the earliest registered sale in 1999.
£242,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.4% per year over 24 years.
£126,000
Growth on file: 4.4% per year over 24 years.
Sales timeline
17 February 2023Most recent
£126,000
+26.0%over 19 years10 April 2003
£100,000
+117.4%over 3 years5 August 1999
£46,000
Median price across the last 5 sales in WD18 0EH: £400,000 (2024–2013).
Nearby sales in WD18 0EH
Everything we know about 28a, 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
Floor Area for 28a lags the street by a wide margin.
Price per m²
£2,423
Street avg £4,692
Floor Area
52 m²
Street avg 67 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.5 t/year
Street avg 3.8 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