2b, Addiscombe Road, Watford, WD18 0ND
About 2b
2b is a mid-terrace house in Watford (WD18 0ND). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2021) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
It hasn't traded since February 2001, a hold of 25 years that's notably long for the area. Today's modelled estimate of £325,000 sits 712.5% above the 2001 sale of £40,000. On a £-per-square-foot basis, the last sale (£57/sq ft) was about 75.9% below the postcode norm. At 65 m² it's 17.8% smaller than the typical home in the postcode (79 m² median across 28 EPCs).
Know exactly what you're buying at 2b
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
2b has no planning applications on record.
Notable planning nearby
7applications of note in the surrounding area
We flagged 1 thing worth checking at 2b
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
Latest sale on 2b was the lowest on Land Registry record across the postcode.
£325,000
Modelled from EPC, postcode comparables.
£40,000
Recorded with HM Land Registry.
Sales timeline
6 February 2001Most recent
£40,000
+14.3%over 1 year12 October 1999
£35,000
-12.5%over 1 year7 July 1998
£40,000
Median price across the last 5 sales in WD18 0ND: £412,000 (2025–2023).
Nearby sales in WD18 0ND
Everything we know about 2b, 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
Price per m² for 2b lags the street by a wide margin.
Price per m²
£615
Street avg £5,628
Floor Area
65 m²
Street avg 91 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.5 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
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