Model valuation£417,0008 Busby Close
Local market context
21 Hangar Ruding, Watford, WD19 5BH
Estimated value
£733,000
- Since the 2022 sale (£680,000)+8%
- Against WD19 5BH's recent median (£681,000)+8%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
126 m²
1356 sq ft
Energy rating
E
Score 42
Council tax
Band F
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
£733,000
- Against its 2022 sale (£680,000)+8%
- Against WD19 5BH's recent median (£681,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Hangar Ruding is modelled from its 126 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD19 5BH. 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
126 m² from the EPC lodged in August 2016
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in WD19 5BH
5 sales, median £681,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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
19 December 2022Most recent
£680,000
+17.2%over 6 years12 December 2016
£580,000
Median price across the last 5 sales in WD19 5BH: £681,000 (2026–2021).
Nearby sales in WD19 5BH
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 21 Hangar Ruding
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Hangar Ruding is a detached house in Watford (WD19 5BH). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (August 2016) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from August 2016, so improvements made since then won't be reflected.
It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). Across 2016–2022, sale prices on this property compounded at 2.7% per year. On a £-per-square-foot basis, the last sale (£501/sq ft) was about 92.9% above the typical sold price in the postcode. Most recent transfer: December 2022 at £680,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about 21 Hangar Ruding
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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.
21 Hangar Ruding'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 02 Aug 2026
Current Certificate
Aug 2016EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 August 2026
Planning history
Applications and permits filed against 21 Hangar Ruding, Watford, WD19 5BH, sourced from the PlanIt planning register.
21 Hangar Ruding has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Hangar Ruding homes
Four headline reads against 33 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 21 Hangar Ruding lags the street by a wide margin.
Price per m²
£5,397
Street avg £3,202
Floor Area
126 m²
Street avg 133 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
8.2 t/year
Street avg 5.1 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
0.4 km
Romilly Drive — bus stop.
Closest school
0.3 km
St Meryl School. 26 schools nearby.
Nearest schools
- St Meryl SchoolPrimary312m
- Woodhall Primary SchoolPrimary911m
- Warren Dell Primary SchoolPrimary1.2km
- Oxhey Wood Primary SchoolPrimary1.2km
Nearest stops
- Romilly DriveBus stop416m
- Little Oxhey LaneBus stop593m
- Delta Gain ShopsBus stop638m
- Upper HitchBus stop787m
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 5BH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
40.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Late 20th centuryDetached HouseEPC E
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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 21 Hangar Ruding is modelled from its 126 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD19 5BH. 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. 2 sales are recorded for 21 Hangar Ruding. 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 21 Hangar Ruding was lodged in August 2016 at band E and expired in August 2026, 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. None is matched to 21 Hangar Ruding. 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 26 schools and 30 stops listed are measured in a straight line from WD19 5BH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Hangar Ruding is in council tax band F. 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 21 Hangar Ruding, Watford, WD19 5BH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD19 5BHSold prices, values and energy ratings for the postcode
- WD 19 property marketPrices, postcodes, schools and transport across the district
- 21 Hangar Ruding, Watford valuationHow the estimate is built and what moves it
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