12a, Addiscombe Road, Watford, WD18 0ND
About 12a
12a is a detached house in Watford (WD18 0ND). It has a recorded floor area of 38 m² (around 411 sq ft) and construction records dating it to before 1900. At 38 m² this is the 3rd smallest of 29 units on EPC record in the building, where floor areas span 14–154 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (76 versus a worst of 45). The latest certificate (March 2009) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 82). The latest certificate is from March 2009, so improvements made since then won't be reflected.
At 38 m² it sits well below the postcode median (79 m² across 28 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs).
Know exactly what you're buying at 12a
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
12a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Mar 2019
EPC Rating
Planning history
12a has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 12a
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
12a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£241,000
Modelled from EPC, postcode comparables.
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 0ND: £412,000 (2025–2023).
Nearby sales in WD18 0ND
Everything we know about 12a, 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 Addiscombe Road homes
On epc rating, 12a stands well clear of the street.
EPC Rating
76 (C)
Street avg 65 (D)
Floor Area
38 m²
Street avg 45 m²
CO₂ Emissions
1.6 t/year
Street avg 2.3 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
Similar properties nearby
1 Ballinger Court, Halsey Road
WD18 0JR
1 Brightwell Road
WD18 0HR
1 Christie Court
WD18 0LA
1 Holyrood Court, Marlborough Road
WD18 0QX
1 Benskin Road
WD18 0HN
1 Crakers Mead, Rosslyn Road
WD18 0JZ
1 Bridgeford House, Cassio Road
WD18 0QR
1 Farthing Close
WD18 0BT
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
Marlborough Road — bus stop.
Closest school
0.1 km
Chater Junior School. 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
55.1dB
Night-time· 23:00 – 07:00
46.1dB