Model valuation£417,0008 Busby Close
Local market context
65 Hangar Ruding, Watford, WD19 5BH
5 planning records
Estimated value
£1,244,000
- Since the 2023 sale (£1,235,000)+1%
- Against WD19 5BH's recent median (£680,000)+83%
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
Bedrooms
6
Floor area
264 m²
2842 sq ft
Energy rating
C
Score 73
Council tax
Band G
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
£1,244,000
- Against its 2023 sale (£1,235,000)+1%
- Against WD19 5BH's recent median (£680,000)+83%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 65 Hangar Ruding is modelled from its 264 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
264 m² from the EPC lodged in June 2023
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in WD19 5BH
5 sales, median £680,000 (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 | 1 of 5 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.
Latest sale on 65 Hangar Ruding was the highest on Land Registry record across the postcode.
Sales timeline
14 December 2023Most recent
£1,235,000
+124.5%over 5 years10 December 2018
£550,000
Median price across the last 5 sales in WD19 5BH: £680,000 (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 65 Hangar Ruding
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
65 Hangar Ruding is a six-bedroom detached house in Watford (WD19 5BH). It has a recorded floor area of 264 m² (around 2842 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (June 2023) shows a C (score 73). When first surveyed in March 2018 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, hot-water efficiency went from Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 82). Period features are noted in the property record.
5 planning records sit against the property, 1 approved, 2 refused, 1 pending. An active application for an extension is awaiting a decision. At 264 m² the property is well over the postcode median (125 m² across 33 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2018–2023, sale prices on this property compounded at 17.5% per year. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 65.3% above the typical sold price in the postcode. Last sale on file: £1,235,000 in December 2023.
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
- Bedrooms6
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- GarageDouble
Building
- Period featuresYes
Before you decide
Everything you need to know about 65 Hangar Ruding
The true value, the hidden risks and the full sale history, in one report.
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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.
65 Hangar Ruding's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jun 2023
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
7.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Mar 2018
EPC improved fromE49toC73
Heating System
Warm AirGas Boiler
Heating system upgraded to a more efficient system
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 65 Hangar Ruding, Watford, WD19 5BH, sourced from the PlanIt planning register.
5 applications on record at 65 Hangar Ruding, Watford, WD19 5BH
4decisions1extensions45documents
Flagged:Retrospective
- Jul 2019ConditionsOutcome in report
Discharge of Condition 3 (Tree Protection Scheme) pursuant to planning permission 19/0299/FUL
- Documents
- 8 docs on file
- Reference
- 19/0914/DIS
- More recent applications — locked
- AmendmentNov 2020Decision
- ExtensionJul 2020Decision
+ 2 more applications in the report
Unlock 65 Hangar Ruding, Watford, WD19 5BH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 5 applications on this property in full
- The 45 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hangar Ruding homes
Four headline reads against 33 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 65 Hangar Ruding runs comfortably ahead of the street norm.
Price per m²
£4,678
Street avg £3,234
Floor Area
264 m²
Street avg 129 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
7.3 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
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 65 Hangar Ruding is modelled from its 264 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 65 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 65 Hangar Ruding was lodged in June 2023 at band C and is valid until June 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 65 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
- 65 Hangar Ruding is in council tax band G. 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 65 Hangar Ruding, Watford, WD19 5BH. Each answer is also embedded as structured data for search engines.
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- Every home in WD19 5BHSold prices, values and energy ratings for the postcode
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