Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU
About Reservoir Cottage
Reservoir Cottage is a detached house in Watford (WD19 4AU). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (February 2012) shows a D (score 55), a step below the typical UK home. The latest certificate is from February 2012, so improvements made since then won't be reflected.
Across 2000–2021, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £1,104,000 is 12.4% below the 2021 sale of £1,260,000, an unusual pattern given regional price growth and worth checking against the EPC condition. 4 planning records sit against the property, 0 approved, 3 refused. Sold June 2021 for £1,260,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Everything you need to know about Reservoir Cottage
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
Reservoir Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Feb 2022
EPC Rating
Certificate validity
Expired on 1 February 2022
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Planning history
Reservoir Cottage has been extended on multiple sides of the property across separate planning applications.
4 applications on record at Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU
- Nov 2005Loft ConversionFullOutcome in report
Loft conversion incorporating two dormers to front elevation
- Documents
- 13 docs on file
- Reference
- 05/00908/FUL
- More recent applications — locked
- ConservatoryApr 2016Decision
- ExtensionJan 2016Decision
+ 1 more application in the report
Unlock Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 4 notable nearby
- The 65 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Price for Reservoir Cottage has grown more than fourfold since the 2000 starting point.
£1,104,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.2% per year over 21 years.
£1,260,000
Growth on file: 8.2% per year over 21 years.
Sales timeline
2 June 2021Most recent
£1,260,000
+50.9%over 8 years11 April 2013
£835,000
+240.8%over 12 years19 July 2000
£245,000
Everything you need to know about Reservoir Cottage
The true value, the hidden risks and the full sale history, in one report.
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Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
179/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Heath Road — bus stop.
Closest school
0.5 km
Sacred Heart Catholic Primary School and Nursery. 33 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
40.2dB