Model valuation£417,0008 Busby Close
Local market context
Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU
3 sales on record4 planning records
Estimated value
£1,104,000
- Since the 2021 sale (£1,260,000)-12%
Newest record on this page: June 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
166 m²
1787 sq ft
Energy rating
D
Score 55
Council tax
Band G
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£1,104,000
- Against its 2021 sale (£1,260,000)-12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Reservoir Cottage is modelled from its 166 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD19 4AU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
166 m² from the EPC lodged in February 2012
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in WD19 4AU
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Price for Reservoir Cottage has grown more than fourfold since the 2000 starting point.
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
What this page doesn't show
1 potential issue has already been flagged for Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Reservoir Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
Before you decide
Everything you need to know about Reservoir Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
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
Current Certificate
Feb 2012EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 February 2022
Planning history
Applications and permits filed against Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU, sourced from the PlanIt planning register.
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
4decisions4extensions65documents4nearby
- 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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The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Watford district page.
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.
Nearest schools
- Sacred Heart Catholic Primary School and NurseryPrimary500m
- Bushey Manor Junior SchoolPrimary610m
- Bushey and Oxhey Infant SchoolPrimary659m
- The Grange AcademySecondary734m
Nearest stops
- Heath RoadBus stop417m
- Oxhey AvenueBus stop464m
- Grange RoadBus stop534m
- Sherwoods RoadBus stop548m
Most reported crime locally
- Violence & Sexual Offences781 reports34%
- Anti-social Behaviour469 reports20%
- Shoplifting295 reports13%
- Criminal Damage & Arson164 reports7%
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
Modelled day and night-time noise levels around WD19 4AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
40.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC DPre-1919 buildSolid (non-cavity) walls
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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Reservoir Cottage is modelled from its 166 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD19 4AU. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for Reservoir Cottage. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Reservoir Cottage was lodged in February 2012 at band D and expired in February 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Reservoir Cottage. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 33 schools and 30 stops listed are measured in a straight line from WD19 4AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Reservoir Cottage is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Reservoir Cottage, Upper Paddock Road, Watford, WD19 4AU. Each answer is also embedded as structured data for search engines.
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