2 Clyston Road, Watford, WD18 6JR
About 2 Clyston Road
2 Clyston Road is a three-bedroom end-of-terrace house in Watford (WD18 6JR). It has a recorded floor area of 79 m² (around 855 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2010) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from September 2010, so improvements made since then won't be reflected.
Untraded for 22 years, with the last transfer in August 2004. Today's modelled estimate of £418,000 sits 124.7% above the 2004 sale of £186,000. On a £-per-square-foot basis, the last sale (£218/sq ft) was about 17.7% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 2 Clyston Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
Energy performance
2 Clyston Road'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This certificate is over 10 years old and is no longer valid.Expired 23 Sept 2020
EPC Rating
Planning history
2 Clyston Road has 2 separate extension applications on the council record.
- Apr 2016ExtensionOutlineIn report
Extension: Single storey · Rear of property
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6.0m for which the maximum height would be 3.6m and for which the height of the eaves would be 3.0m.
- Documents
- 10 docs on file
- Reference
- 16/00412/HPD
- Feb 2016ExtensionOutlineIn report
Extension: Single storey · Rear of property
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6m for which the maximum height would be 4m and the height of the eaves would be 3m.
- Documents
- 7 docs on file
- Reference
- 16/00045/HPD
What's in 2 Clyston Road, Watford, WD18 6JR's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
2 Clyston Road valuation sits well clear of the typical sold price in this postcode.
£418,000
Modelled from EPC, postcode comparables.
£186,000
Recorded with HM Land Registry.
Sales timeline
22 August 2004Most recent
£186,000
Median price across the last 5 sales in WD18 6JR: £406,000 (2024–2017).
Everything we know about 2 Clyston Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Clyston Road homes
Price per m² for 2 Clyston Road lags the street by a wide margin.
Price per m²
£2,343
Street avg £4,223
Floor Area
79 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 2.8 t/year
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
8/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Moor View — bus stop.
Closest school
0.4 km
Willow Tree Primary School. 34 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
46.8dB
Night-time· 23:00 – 07:00
38.3dB