Model valuation£417,0008 Busby Close
Local market context
2a, Lower Paddock Road, Watford, WD19 4DS
4 sales on record
Estimated value
£590,000
- Since the 2011 sale (£336,000)+76%
- Against WD19 4DS's recent median (£520,000)+13%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
97 m²
1044 sq ft
Energy rating
D
Score 65
Council tax
Band E
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
£590,000
- Against its 2011 sale (£336,000)+76%
- Against WD19 4DS's recent median (£520,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 97 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD19 4DS. 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
97 m² from the EPC lodged in October 2025
Sales of this home
4 sales recorded, the latest in 2011
Recent sales in WD19 4DS
5 sales, median £520,000 (2022–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2022 | 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.
Sale price has grown by over 3x since 1995.
Sales timeline
21 February 2011Most recent
£336,000
+15.5%over 3 years8 February 2008
£291,000
+78.5%over 7 years25 February 2000
£163,000
+86.3%over 5 years31 January 1995
£87,500
Median price across the last 5 sales in WD19 4DS: £520,000 (2022–2021).
Nearby sales in WD19 4DS
4 Lower Paddock Road, Watford, WD19 4DS
Sold Sept 2022
£630,0006 Lower Paddock Road, Watford, WD19 4DS
Sold Aug 2022
£522,50020 Lower Paddock Road, Watford, WD19 4DS
Sold Jun 2021
£465,00026 Lower Paddock Road, Watford, WD19 4DS
Sold Nov 2019
£500,0002b, Lower Paddock Road, Watford, WD19 4DS
Sold May 2008
£303,850
What this page doesn't show
1 potential issue has already been flagged for 2a, Lower Paddock Road, Watford, WD19 4DS. 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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a two-bedroom semi-detached house in Watford (WD19 4DS). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2025) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Good. The recommended improvements would push it to C (score 78).
It hasn't traded since February 2011, a hold of 15 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. Across 1995–2011, sale prices on this property compounded at 8.7% per year. Today's modelled estimate of £590,000 sits 75.6% above the 2011 sale of £336,000. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 28.6% below the postcode norm. At 97 m² it's 17.8% smaller than the typical home in the postcode (118 m² median across 10 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Dining roomYes
- Utility roomYes
- StudyYes
Outside
- ParkingOff street
Before you decide
Everything you need to know about 2a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Current Certificate(1 of 2)
Oct 2025
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 October 2035
Property Improvements
Changes detected from historical EPC data
Oct 2025from Oct 2010
EPC improved fromE51toD65
Low Energy Lighting
28%95%
More low energy lighting installed
Planning history
Applications and permits filed against 2a, Lower Paddock Road, Watford, WD19 4DS, sourced from the PlanIt planning register.
2a 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 Lower Paddock Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 2a runs well behind the street norm.
Price per m²
£3,464
Street avg £5,094
Floor Area
97 m²
Street avg 111 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 t/year
Street avg 3.8 t/year
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
0.2 km
Grange Road — bus stop.
Closest school
0.2 km
Bushey and Oxhey Infant School. 34 schools nearby.
Nearest schools
- Bushey and Oxhey Infant SchoolPrimary246m
- Bushey Manor Junior SchoolPrimary369m
- Sacred Heart Catholic Primary School and NurseryPrimary625m
- Bromet Primary SchoolPrimary678m
Nearest stops
- Grange RoadBus stop228m
- Bushey Railway Station EastBus stop236m
- Bushey Railway Station EastBus stop278m
- Oxhey AvenueBus stop279m
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 4DS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
42.4dB
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-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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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2 bed1 bath
£340k
1 Carlton Court, Eastbury Road
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£608k
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£564k
1 Blackwell Drive
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3 bed1 bath
£301k
1 Dorchester Court, Chalk Hill
WD19 4DB
2 bed1 bath
£522k
1 Brookside Road
WD19 4BW
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1 Cedar Road
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3 bed2 bath
£787k
1 Brookdene Avenue
WD19 4LG
3 bed1 bath
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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 2a is modelled from its 97 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD19 4DS. 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. 4 sales are recorded for 2a. 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 2a was lodged in October 2025 at band D and is valid until October 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2a. 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 4DS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a is in council tax band E. 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 2a, Lower Paddock Road, Watford, WD19 4DS. Each answer is also embedded as structured data for search engines.
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- Every home in WD19 4DSSold prices, values and energy ratings for the postcode
- WD 19 property marketPrices, postcodes, schools and transport across the district
- 2a, Lower Paddock Road, Watford valuationHow the estimate is built and what moves it
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