Model valuation£417,0008 Busby Close
Local market context
2 Lower Tail, Watford, WD19 5DD
2 planning records
Estimated value
£602,000
- Since the 2006 sale (£332,500)+81%
- Against WD19 5DD's recent median (£570,000)+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
Habitable rooms
5
From EPC
Floor area
146 m²
1572 sq ft
Energy rating
C
Score 69
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
£602,000
- Against its 2006 sale (£332,500)+81%
- Against WD19 5DD's recent median (£570,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Lower Tail is modelled from its 146 m² EPC floor area, its 1 recorded sale 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
146 m² from the EPC lodged in April 2026
Sales of this home
1 sale recorded, the latest in 2006
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 of 2 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.
2 Lower Tail valuation sits well clear of the typical sold price in this postcode.
Sales timeline
15 February 2006Most recent
£332,500
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 2 Lower Tail
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Lower Tail is a mid-terrace house in Watford (WD19 5DD). It has a recorded floor area of 146 m² (around 1572 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (April 2026) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since September 2023. Between certificates, wall efficiency dropped from Good to Poor and window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since February 2006, a hold of 20 years that's notably long for the area. Today's modelled estimate of £602,000 sits 81.1% above the 2006 sale of £332,500. On a £-per-square-foot basis, the last sale (£212/sq ft) was about 33.5% below the postcode norm. At 146 m² it's 22.7% larger than the typical home in the postcode (119 m² median across 27 EPCs). 2 planning records sit against the property, 0 approved, 2 refused.
Before you decide
Everything you need to know about 2 Lower Tail
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Sept 2023
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Lower Tail, Watford, WD19 5DD, sourced from the PlanIt planning register.
2 applications on record at 2 Lower Tail, Watford, WD19 5DD
2decisions
- Jan 2005New BuildFullOutcome in report
Erection of dwelling
- Reference
- 04/1558/FUL
- More recent applications — locked
- New BuildJun 2005Decision
Unlock 2 Lower Tail, Watford, WD19 5DD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- 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.
Floor Area for 2 Lower Tail runs comfortably ahead of the street norm.
Price per m²
£2,277
Street avg £3,846
Floor Area
146 m²
Street avg 116 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 4.8 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
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 3 Building Survey
Late 20th centuryMid-Terrace 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 £1,155 · 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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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 2 Lower Tail is modelled from its 146 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 2 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 2 Lower Tail was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 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
- 2 Lower Tail 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 2 Lower Tail, Watford, WD19 5DD. Each answer is also embedded as structured data for search engines.
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