65a, Vicarage Road, Watford, WD18 0EJ
About 65a
65a is a property in Watford (WD18 0EJ). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (February 2026) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72). This certificate was lodged in the last six months, so the rating reflects current condition.
At 114 m² the property is well over the postcode median (71 m² across 7 EPCs), placing it in the larger end of the local stock. One historical planning record sits against the property in 2020.
Know exactly what you're buying at 65a
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
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Planning history
- Apr 2020HMOFullIn report
Partially retrospective application for addition of first floor rear extension in relation to existing HMO use.
RetrospectiveExtension- Documents
- 10 docs on file
- Reference
- 20/00205/FUL
We flagged 1 thing worth checking at 65a
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
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Sales history & valuation
65a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD18 0EJ: £300,000 (2023–2015).
Nearby sales in WD18 0EJ
Everything we know about 65a, 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 65a runs comfortably ahead of the street norm.
EPC Rating
62 (D)
Street avg 65 (D)
Floor Area
114 m²
Street avg 73 m²
CO₂ Emissions
5.0 t/year
Street avg 3.2 t/year
Habitable Rooms
4 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
0.1 km
The Hornets — bus stop.
Closest school
0.2 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
45.5dB