Model valuation£417,0008 Busby Close
Local market context
Flat 8, 2 Haydon Road, Watford, WD19 4DD
EPC B
Estimated value
£301,000
- Since the 2021 sale (£325,000)-7%
- Against WD19 4DD's recent median (£370,000)-19%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 3
Floor area
50 m²
538 sq ft
Energy rating
B
Score 82
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
£301,000
- Against its 2021 sale (£325,000)-7%
- Against WD19 4DD's recent median (£370,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 8 is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD19 4DD. 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
50 m² from the EPC lodged in June 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in WD19 4DD
5 sales, median £370,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
29 June 2021Most recent
£325,000
Median price across the last 5 sales in WD19 4DD: £370,000 (2025–2023).
Nearby sales in WD19 4DD
What this page doesn't show
1 potential issue has already been flagged for Flat 8, 2 Haydon Road, Watford, WD19 4DD. 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 Flat 8
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 8 is a semi-detached house in Watford (WD19 4DD). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to 2019. At 50 m² this is the smallest unit on EPC record across the building (50–123 m²). The building's EPC ratings span D to B, with this unit at the top. The latest certificate (June 2021) returns a B (score 82), comfortably above the UK average.
At 50 m² it sits well below the postcode median (93 m² across 34 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£604/sq ft) was about 68.5% above the typical sold price in the postcode. Sold June 2021 for £325,000. 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 Flat 8
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.
Flat 8's carbon output is low for the local stock.
Current Certificate
Jun 2021EPC Rating
A
B
B82
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
0.9 t/year
Occupancy
—
Certificate validity
Valid until 3 June 2031
Planning history
Applications and permits filed against Flat 8, 2 Haydon Road, Watford, WD19 4DD, sourced from the PlanIt planning register.
Flat 8 has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Haydon Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Flat 8 runs well behind the street norm.
Price per m²
£6,500
Street avg £5,325
Floor Area
50 m²
Street avg 75 m²
CO₂ Emissions
0.9 t/year
Street avg 1.1 t/year
Years Held
5 years
Street avg 7 years
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
0.1 km
Grange Road — bus stop.
Closest school
0.2 km
Bushey Manor Junior School. 34 schools nearby.
Nearest schools
- Bushey Manor Junior SchoolPrimary207m
- Bushey and Oxhey Infant SchoolPrimary248m
- Sacred Heart Catholic Primary School and NurseryPrimary484m
- The Grange AcademySecondary558m
Nearest stops
- Grange RoadBus stop91m
- The Grange AcademyBus stop400m
- Bushey Railway Station EastBus stop403m
- Bushey Railway Station EastBus stop436m
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 4DD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
41.6dB
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 2 HomeBuyer Report
21st century3rd Floor FlatEPC B
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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 Flat 8 is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD19 4DD. 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. 1 sale is recorded for Flat 8. 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 Flat 8 was lodged in June 2021 at band B and is valid until June 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Flat 8. 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 34 schools and 30 stops listed are measured in a straight line from WD19 4DD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 8, 2 Haydon Road, Watford, WD19 4DD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD19 4DDSold prices, values and energy ratings for the postcode
- WD 19 property marketPrices, postcodes, schools and transport across the district
- Flat 8, 2 Haydon Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales