21 Combe Road, Watford, WD18 6LD
About 21 Combe Road
21 Combe Road is a three-bedroom semi-detached house in Watford (WD18 6LD). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (February 2015) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in April 2013 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Very Good and main heating went from Poor to Good; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from February 2015, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
At 120 m² the property is well over the postcode median (76 m² across 12 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £437,000 sits 74.8% above the 2013 sale of £249,950. On a £-per-square-foot basis, the last sale (£194/sq ft) was about 26.8% below the postcode norm. Last changed hands 13 years ago, in June 2013.
Know exactly what you're buying at 21 Combe 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
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff street
Building
- RefurbishedYes
- Extension potentialPossible
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Feb 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Upgraded to gas central heating
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
Planning history
21 Combe Road has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
21 Combe Road valuation sits well clear of the typical sold price in this postcode.
£437,000
Modelled from EPC, postcode comparables.
£249,950
Recorded with HM Land Registry.
Sales timeline
3 June 2013Most recent
£249,950
Median price across the last 5 sales in WD18 6LD: £365,000 (2021–2008).
Everything we know about 21 Combe 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 Combe Road homes
21 Combe Road outperforms the street on floor area by a wide margin.
Price per m²
£2,083
Street avg £3,685
Floor Area
120 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.2 t/year
Street avg 3.0 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
Healey Road — bus stop.
Closest school
0.2 km
Willow Tree Primary School. 32 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
48.8dB
Night-time· 23:00 – 07:00
39.7dB