Model valuation£417,0008 Busby Close
Local market context
87 Lower Paddock Road, Watford, WD19 4GU
Estimated value
£595,000
- Since the 2025 sale (£520,000)+14%
- Against WD19 4GU's recent median (£450,000)+32%
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
Semi-detached
Habitable rooms
4
From EPC
Floor area
95 m²
1023 sq ft
Energy rating
D
Score 60
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
£595,000
- Against its 2025 sale (£520,000)+14%
- Against WD19 4GU's recent median (£450,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 87 Lower Paddock Road is modelled from its 95 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD19 4GU. 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
95 m² from the EPC lodged in September 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in WD19 4GU
5 sales, median £450,000 (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 | 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.
87 Lower Paddock Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 March 2025Most recent
£520,000
Median price across the last 5 sales in WD19 4GU: £450,000 (2025–2022).
Nearby sales in WD19 4GU
69a, Lower Paddock Road, Watford, WD19 4GU
Sold Nov 2025
£330,000145 Lower Paddock Road, Watford, WD19 4GU
Sold Mar 2025
£785,000139 Lower Paddock Road, Watford, WD19 4GU
Sold Mar 2025
£590,000127 Lower Paddock Road, Watford, WD19 4GU
Sold May 2024
£450,000111 Lower Paddock Road, Watford, WD19 4GU
Sold Jan 2022
£360,000
What this page doesn't show
1 potential issue has already been flagged for 87 Lower Paddock Road, Watford, WD19 4GU. 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 87 Lower Paddock Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
87 Lower Paddock Road is a semi-detached house in Watford (WD19 4GU). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (September 2024) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump.
At 95 m² the property is well over the postcode median (62 m² across 22 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold March 2025 for £520,000. Today's modelled estimate of £595,000 is 14.4% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£509/sq ft) was about 47.7% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 87 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.
Current Certificate
Sept 2024EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 September 2034
Planning history
Applications and permits filed against 87 Lower Paddock Road, Watford, WD19 4GU, sourced from the PlanIt planning register.
87 Lower Paddock Road 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 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 87 Lower Paddock Road lags the street by a wide margin.
Price per m²
£5,474
Street avg £5,044
Floor Area
95 m²
Street avg 70 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.6 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
0.3 km
Oxhey Avenue — bus stop.
Closest school
0.4 km
Bushey and Oxhey Infant School. 33 schools nearby.
Nearest schools
- Bushey and Oxhey Infant SchoolPrimary442m
- Bushey Manor Junior SchoolPrimary447m
- Sacred Heart Catholic Primary School and NurseryPrimary520m
- Bromet Primary SchoolPrimary684m
Nearest stops
- Oxhey AvenueBus stop319m
- Grange RoadBus stop341m
- Bushey Railway Station EastBus stop383m
- Bushey Railway Station EastBus stop441m
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 4GU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.4dB
Night-time· 23:00 – 07:00
41.3dB
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
Late 20th centurySemi-Detached HouseEPC D
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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 87 Lower Paddock Road is modelled from its 95 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD19 4GU. 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 87 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 87 Lower Paddock Road was lodged in September 2024 at band D and is valid until September 2034. 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 87 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 33 schools and 30 stops listed are measured in a straight line from WD19 4GU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 87 Lower Paddock Road 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 87 Lower Paddock Road, Watford, WD19 4GU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD19 4GUSold prices, values and energy ratings for the postcode
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