Model valuation£417,0008 Busby Close
Local market context
31 Leavesden Road, Watford, WD24 5EB
Extendable
Estimated value
£411,000
- Since the 2020 sale (£330,000)+25%
- Against WD24 5EB's recent median (£390,000)+5%
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
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
D
Score 59
Council tax
Band C
Tenure
Private Rental
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
£411,000
- Against its 2020 sale (£330,000)+25%
- Against WD24 5EB's recent median (£390,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31 Leavesden Road is modelled from its 79 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD24 5EB. 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
79 m² from the EPC lodged in December 2012
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in WD24 5EB
5 sales, median £390,000 (2025–2021)
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 | 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.
31 Leavesden Road has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
20 October 2020Most recent
£330,000
+543.9%over 24 years27 June 1996
£51,250
Median price across the last 5 sales in WD24 5EB: £390,000 (2025–2021).
Nearby sales in WD24 5EB
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 31 Leavesden Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31 Leavesden Road is a three-bedroom mid-terrace house in Watford (WD24 5EB). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (December 2012) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from December 2012, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
At 79 m² it's 16.2% larger than the typical home in the postcode (68 m² median across 24 EPCs). Across 1996–2020, sale prices on this property compounded at 8% per year. Today's modelled estimate of £411,000 is 24.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£388/sq ft) was about 62.3% above the typical sold price in the postcode. Last sale on file: £330,000 in October 2020.
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
- Bedrooms3
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenSouth-facing
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 31 Leavesden Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Dec 2022
Current Certificate
Dec 2012EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Expired on 12 December 2022
Planning history
Applications and permits filed against 31 Leavesden Road, Watford, WD24 5EB, sourced from the PlanIt planning register.
31 Leavesden Road has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Leavesden Road homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 31 Leavesden Road runs comfortably ahead of the street norm.
Price per m²
£4,177
Street avg £3,620
Floor Area
79 m²
Street avg 70 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.9 t/year
Street avg 2.9 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
123/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Brixton Road — bus stop.
Closest school
0.7 km
Nascot Wood Infant and Nursery School. 34 schools nearby.
Nearest schools
- Nascot Wood Infant and Nursery SchoolPrimary709m
- Parkgate Junior SchoolPrimary805m
- Nascot Wood Junior SchoolPrimary815m
- Knutsford Primary AcademyPrimary874m
Nearest stops
- Brixton RoadBus stop129m
- Regent StreetBus stop212m
- Church RoadBus stop281m
- Railway BridgeBus stop299m
Most reported crime locally
- Violence & Sexual Offences725 reports37%
- Anti-social Behaviour355 reports18%
- Criminal Damage & Arson149 reports8%
- Other Theft140 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 WD24 5EB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
40.7dB
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
Victorian-eraMid-Terrace HouseEPC DPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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 31 Leavesden Road is modelled from its 79 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD24 5EB. 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 31 Leavesden Road. 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 31 Leavesden Road was lodged in December 2012 at band D and expired in December 2022, 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. None is matched to 31 Leavesden Road. 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 16 months, which places each incident at an approximate point. The 34 schools and 30 stops listed are measured in a straight line from WD24 5EB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31 Leavesden Road is in council tax band C. 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 31 Leavesden Road, Watford, WD24 5EB. Each answer is also embedded as structured data for search engines.
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- Every home in WD24 5EBSold prices, values and energy ratings for the postcode
- WD 24 property marketPrices, postcodes, schools and transport across the district
- 31 Leavesden Road, Watford valuationHow the estimate is built and what moves it
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