12b, Addiscombe Road, Watford, WD18 0ND
About 12b
12b is an end-of-terrace house in Watford (WD18 0ND). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band B. At 36 m² this is the 2nd 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. The latest certificate (January 2023) shows a C (score 69), just inside the C band.
At 36 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 12b
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
12b has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 12b
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
12b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£211,000
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 12b, 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
12b is notably below the street on floor area.
EPC Rating
69 (C)
Street avg 66 (D)
Floor Area
36 m²
Street avg 45 m²
CO₂ Emissions
1.7 t/year
Street avg 2.3 t/year
Habitable Rooms
2 rooms
Street avg 2 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
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