85 Brightwell Road, Watford, WD18 0HR
About 85 Brightwell Road
85 Brightwell Road is a two-bedroom mid-terrace house in Watford (WD18 0HR). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2020) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2009. Between certificates, roof efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 88), a 2-band jump.
Across 1996–2022, sale prices on this property compounded at 6.9% per year. On a £-per-square-foot basis, the last sale (£544/sq ft) was about 88.5% above the typical sold price in the postcode. At 61 m² it's 17.6% smaller than the typical home in the postcode (74 m² median across 27 EPCs). Sold August 2022 for £357,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 85 Brightwell 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
- EnsuiteYes
Outside
- Private gardenYes
- ParkingAllocated
Building
- Heating systemGas
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water system upgraded
Roof insulation improved
Planning history
85 Brightwell Road has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 2 things worth checking at 85 Brightwell 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
- Recent ownership pattern worth a look
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Sales history & valuation
Price for 85 Brightwell Road has grown more than fourfold since the 1996 starting point.
£379,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.9% per year over 27 years.
£357,000
Growth on file: 6.9% per year over 27 years.
Sales timeline
23 August 2022Most recent
£357,000
+37.3%13 April 2022
£260,000
+26.8%over 11 years23 May 2010
£205,000
+75.3%over 8 years5 November 2001
£116,950
+94.9%over 5 years31 January 1996
£59,995
Median price across the last 5 sales in WD18 0HR: £375,000 (2024–2019).
Nearby sales in WD18 0HR
Everything we know about 85 Brightwell 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
- Recent ownership pattern worth a look
Versus other Brightwell Road homes
On floor area, 85 Brightwell Road runs well behind the street norm.
Price per m²
£5,852
Street avg £4,238
Floor Area
61 m²
Street avg 92 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.4 t/year
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The neighbourhood at a glance
Crime
8/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Brightwell Road — bus stop.
Closest school
0.4 km
Laurance Haines School. 36 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
50.9dB
Night-time· 23:00 – 07:00
40.7dB