Model valuation£417,0008 Busby Close
Local market context
9 Hangar Ruding, Watford, WD19 5BH
Estimated value
£641,000
- Since the 1998 sale (£138,750)+362%
- Against WD19 5BH's recent median (£681,000)-6%
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
Mid terrace
Bedrooms
4
Bathrooms
2
Floor area
123 m²
1324 sq ft
Energy rating
C
Score 75
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
£641,000
- Against its 1998 sale (£138,750)+362%
- Against WD19 5BH's recent median (£681,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Hangar Ruding is modelled from its 123 m² EPC floor area, its 1 recorded sale 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
123 m² from the EPC lodged in October 2020
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in WD19 5BH
5 sales, median £681,000 (2026–2022)
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.
9 Hangar Ruding's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
3 December 1998Most recent
£138,750
Median price across the last 5 sales in WD19 5BH: £681,000 (2026–2022).
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
One time fee only - money back guarantee
About 9 Hangar Ruding
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Hangar Ruding is a four-bedroom mid-terrace house in Watford (WD19 5BH). It has a recorded floor area of 123 m² (around 1324 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (October 2020) shows a C (score 75), near the top of the C band. When first surveyed in December 2008 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 85).
Untraded for 28 years, with the last transfer in December 1998. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £641,000 sits 362% above the 1998 sale of £138,750. On a £-per-square-foot basis, the last sale (£105/sq ft) was about 60.9% below the postcode norm.
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
- Bedrooms4
- Bathrooms2
Before you decide
Everything you need to know about 9 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.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Dec 2008
EPC improved fromD62toC75
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Hangar Ruding, Watford, WD19 5BH, sourced from the PlanIt planning register.
9 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.
9 Hangar Ruding is notably below the street on price per m².
Price per m²
£1,128
Street avg £3,388
Floor Area
123 m²
Street avg 133 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.2 t/year
Street avg 5.2 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
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Late 20th centuryMid-Terrace HouseEPC C
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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 9 Hangar Ruding is modelled from its 123 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 9 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 9 Hangar Ruding was lodged in October 2020 at band C and is valid until October 2030. 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 9 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
- 9 Hangar Ruding 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 9 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
- WD 19 property marketPrices, postcodes, schools and transport across the district
- 9 Hangar Ruding, Watford valuationHow the estimate is built and what moves it
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