Model valuation£417,0008 Busby Close
Local market context
25 Highfield, Watford, WD19 5DY
2 planning records
Estimated value
£729,000
- Since the 2014 sale (£472,500)+54%
- Against WD19 5DY's recent median (£607,900)+20%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
101 m²
1087 sq ft
Energy rating
C
Score 71
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
£729,000
- Against its 2014 sale (£472,500)+54%
- Against WD19 5DY's recent median (£607,900)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Highfield is modelled from its 101 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD19 5DY. 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
101 m² from the EPC lodged in August 2025
Sales of this home
2 sales recorded, the latest in 2014
Recent sales in WD19 5DY
5 sales, median £607,900 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Sale price has at least doubled since 1998.
Sales timeline
27 August 2014Most recent
£472,500
+114.8%over 15 years20 November 1998
£219,995
Median price across the last 5 sales in WD19 5DY: £607,900 (2025–2023).
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 25 Highfield
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Highfield is a four-bedroom detached house in Watford (WD19 5DY). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (August 2025) shows a C (score 71). When first surveyed in July 2013 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Poor.
Across 1998–2014, sale prices on this property compounded at 5% per year. Today's modelled estimate of £729,000 sits 54.3% above the 2014 sale of £472,500. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 97.2% above the typical sold price in the postcode. 12 years since the last transfer (August 2014). 2 planning records sit against the property, 0 approved, 1 refused.
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 25 Highfield
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)
Aug 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 August 2035
Property Improvements
Changes detected from historical EPC data
Aug 2025from Jul 2013
EPC improved fromD68toC71
Low Energy Lighting
15%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Highfield, Watford, WD19 5DY, sourced from the PlanIt planning register.
Planning history at 25 Highfield is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 25 Highfield, Watford, WD19 5DY
2decisions
- Sept 2014Tree WorksTreesOutcome in report
Cedar - Front Garden. Reduce top and sides of crown by approximately 1m to allow more light to reach property
- Reference
- 14/1658/TPO
- More recent applications — locked
- Tree WorksSept 2014Decision
Unlock 25 Highfield, Watford, WD19 5DY'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 Highfield homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Highfield outperforms the street on epc rating by a wide margin.
Price per m²
£4,678
Street avg £4,038
Floor Area
101 m²
Street avg 106 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.1 t/year
Street avg 3.9 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
0.5 km
Romilly Drive — bus stop.
Closest school
0.1 km
St Meryl School. 25 schools nearby.
Nearest schools
- St Meryl SchoolPrimary112m
- Woodhall Primary SchoolPrimary960m
- Warren Dell Primary SchoolPrimary1.0km
- Oxhey Wood Primary SchoolPrimary1.1km
Nearest stops
- Romilly DriveBus stop493m
- Delta Gain ShopsBus stop503m
- Upper HitchBus stop600m
- Alva WayBus stop675m
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 5DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
40.3dB
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 centuryDetached 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 25 Highfield is modelled from its 101 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD19 5DY. 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 25 Highfield. 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 25 Highfield was lodged in August 2025 at band C and is valid until August 2035. 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 25 Highfield. 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 25 schools and 30 stops listed are measured in a straight line from WD19 5DY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Highfield 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 25 Highfield, Watford, WD19 5DY. Each answer is also embedded as structured data for search engines.
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