Model valuation£417,0008 Busby Close
Local market context
13 Lower Paddock Road, Watford, WD19 4DU
4 sales on record3 planning records
Estimated value
£567,000
- Since the 2020 sale (£450,000)+26%
- Against WD19 4DU's recent median (£455,000)+25%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
5
Floor area
68 m²
732 sq ft
Energy rating
D
Score 64
Council tax
Band D
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
£567,000
- Against its 2020 sale (£450,000)+26%
- Against WD19 4DU's recent median (£455,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Lower Paddock Road is modelled from its 68 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD19 4DU. 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
68 m² from the EPC lodged in November 2013
Sales of this home
4 sales recorded, the latest in 2020
Recent sales in WD19 4DU
5 sales, median £455,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
13 Lower Paddock Road has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
24 March 2020Most recent
£450,000
+7.3%over 4 years19 October 2015
£419,260
+82.3%over 9 years9 December 2005
£230,000
+211.0%over 9 years30 July 1996
£73,950
Median price across the last 5 sales in WD19 4DU: £455,000 (2025–2022).
Nearby sales in WD19 4DU
37 Lower Paddock Road, Watford, WD19 4DU
Sold Nov 2025
£650,00031 Lower Paddock Road, Watford, WD19 4DU
Sold Nov 2023
£650,00011 Lower Paddock Road, Watford, WD19 4DU
Sold Jan 2023
£455,00029 Lower Paddock Road, Watford, WD19 4DU
Sold Dec 2022
£355,00015 Lower Paddock Road, Watford, WD19 4DU
Sold Nov 2022
£420,000
What this page doesn't show
1 potential issue has already been flagged for 13 Lower Paddock Road, Watford, WD19 4DU. 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
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About 13 Lower Paddock Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Lower Paddock Road is a five-bedroom mid-terrace house in Watford (WD19 4DU). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to before 1900 and council tax band D. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (November 2013) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 89), a 2-band jump. The latest certificate is from November 2013, so improvements made since then won't be reflected.
3 planning records sit against the property, 0 approved, 0 refused, 1 pending. An active application for an extension is awaiting a decision. Most recent transfer: March 2020 at £450,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2020, sale prices on this property compounded at 7.9% per year. Today's modelled estimate of £567,000 is 26% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£615/sq ft) was about 82.4% above the typical sold price in the postcode. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.
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
- Bedrooms5
- EnsuiteYes
Outside
- Private gardenSouth-facing
- ParkingYes
Building
- Underfloor heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 13 Lower Paddock Road
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.
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 08 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 November 2023
Planning history
Applications and permits filed against 13 Lower Paddock Road, Watford, WD19 4DU, sourced from the PlanIt planning register.
13 Lower Paddock Road has 2 separate extension applications on the council record.
3 applications on record at 13 Lower Paddock Road, Watford, WD19 4DU
2decisions3extensions26documents4nearby
- Mar 2016PorchFullOutcome in report
Extension: Front of property
Erection of front porch.
Extension- Documents
- 13 docs on file
- Reference
- 16/00111/FULH
- More recent applications — locked
- ExtensionJul 2025Decision
- Loft ConversionAug 2024Decision
Unlock 13 Lower Paddock Road, Watford, WD19 4DU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 3 applications on this property in full, plus 4 notable nearby
- The 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lower Paddock Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 13 Lower Paddock Road stands well clear of the street.
Price per m²
£6,618
Street avg £6,184
Floor Area
68 m²
Street avg 80 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 4.3 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
Bushey Railway Station East — bus stop.
Closest school
0.3 km
Bushey and Oxhey Infant School. 34 schools nearby.
Nearest schools
- Bushey and Oxhey Infant SchoolPrimary293m
- Bushey Manor Junior SchoolPrimary393m
- Sacred Heart Catholic Primary School and NurseryPrimary612m
- Bromet Primary SchoolPrimary658m
Nearest stops
- Bushey Railway Station EastBus stop247m
- Grange RoadBus stop256m
- Oxhey AvenueBus stop259m
- Bushey Railway Station EastBus stop297m
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 4DU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
42.1dB
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-eraMid-Terrace 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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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 13 Lower Paddock Road is modelled from its 68 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD19 4DU. 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 13 Lower Paddock Road. 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 13 Lower Paddock Road was lodged in November 2013 at band D and expired in November 2023, 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. 3 applications are matched to 13 Lower Paddock Road. 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 4DU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Lower Paddock Road is in council tax band D. 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 13 Lower Paddock Road, Watford, WD19 4DU. Each answer is also embedded as structured data for search engines.
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