Model valuation£417,0008 Busby Close
Local market context
12 Lower Tail, Watford, WD19 5DD
3 sales on record1 planning record
Estimated value
£552,000
- Since the 2016 sale (£497,500)+11%
- Against WD19 5DD's recent median (£570,000)-3%
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
End terrace
Habitable rooms
6
From EPC
Floor area
126 m²
1356 sq ft
Energy rating
E
Score 52
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
£552,000
- Against its 2016 sale (£497,500)+11%
- Against WD19 5DD's recent median (£570,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Lower Tail is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD19 5DD. 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 January 2016
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in WD19 5DD
5 sales, median £570,000 (2026–2024)
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 application | 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.
12 Lower Tail has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
31 August 2016Most recent
£497,500
+304.5%over 17 years4 December 1998
£123,000
+36.7%over 1 year19 February 1997
£90,000
Median price across the last 5 sales in WD19 5DD: £570,000 (2026–2024).
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 12 Lower Tail
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Lower Tail is an end-of-terrace house in Watford (WD19 5DD). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (January 2016) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from January 2016, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). Across 1997–2016, sale prices on this property compounded at 9.1% per year. Today's modelled estimate of £552,000 is 11% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£367/sq ft) was about 15.3% above the typical sold price in the postcode. Last sold in August 2016, so it's been off the market for around 10 years.
Before you decide
Everything you need to know about 12 Lower Tail
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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.
12 Lower Tail'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 30 Jan 2026
Current Certificate
Jan 2016EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 January 2026
Planning history
Applications and permits filed against 12 Lower Tail, Watford, WD19 5DD, sourced from the PlanIt planning register.
1 application on record at 12 Lower Tail, Watford, WD19 5DD
1decisions1extensions15documents
- Feb 2025ExtensionFullOutcome in report
Extension: Single storey
Demolition of existing garages and change of use of land to facilitate the construction of a single storey rear and side extension serving No.12 and installation of rear rooflights
- Documents
- 15 docs on file
- Reference
- 24/2029/FUL
Unlock 12 Lower Tail, Watford, WD19 5DD's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lower Tail homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Lower Tail is notably below the street on co₂ emissions.
Price per m²
£3,948
Street avg £3,763
Floor Area
126 m²
Street avg 117 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
7.1 t/year
Street avg 4.7 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
Romilly Drive — bus stop.
Closest school
0.2 km
St Meryl School. 26 schools nearby.
Nearest schools
- St Meryl SchoolPrimary249m
- Woodhall Primary SchoolPrimary744m
- Warren Dell Primary SchoolPrimary927m
- Oxhey Wood Primary SchoolPrimary957m
Nearest stops
- Romilly DriveBus stop303m
- Delta Gain ShopsBus stop385m
- Northwick RoadBus stop560m
- Little Oxhey LaneBus stop572m
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 5DD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Night-time· 23:00 – 07:00
39.8dB
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 centuryEnd-Terrace 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 12 Lower Tail is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD19 5DD. 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. 3 sales are recorded for 12 Lower Tail. 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 12 Lower Tail was lodged in January 2016 at band E and expired in January 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. 1 application is matched to 12 Lower Tail. 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 5DD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Lower Tail 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 12 Lower Tail, Watford, WD19 5DD. Each answer is also embedded as structured data for search engines.
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