Model valuation£417,0008 Busby Close
Local market context
16 Beech Road, Watford, WD24 6NY
2 planning records
Estimated value
£473,000
- Since the 2012 sale (£232,500)+103%
- Against WD24 6NY's recent median (£430,000)+10%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
92 m²
990 sq ft
Energy rating
D
Score 55
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
£473,000
- Against its 2012 sale (£232,500)+103%
- Against WD24 6NY's recent median (£430,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Beech Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6NY. 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
92 m² from the EPC lodged in May 2016
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in WD24 6NY
5 sales, median £430,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
Sales timeline
12 April 2012Most recent
£232,500
Median price across the last 5 sales in WD24 6NY: £430,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 16 Beech Road, Watford, WD24 6NY. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 16 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Beech Road is a three-bedroom semi-detached house in Watford (WD24 6NY). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (May 2016) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 2 certificates since January 2012. Between certificates, window efficiency went from Very Poor to Average; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 79). The latest certificate is from May 2016, so improvements made since then won't be reflected.
2 planning records sit against the property, 0 approved, 0 refused, 1 pending. An active application for an extension is awaiting a decision. Today's modelled estimate of £473,000 sits 103.4% above the 2012 sale of £232,500. On a £-per-square-foot basis, the last sale (£235/sq ft) was about 49.5% below the postcode norm. Last sold in April 2012, so it's been off the market for around 14 years.
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
- Dining roomYes
Outside
- ParkingOff street
Building
- Heating systemGas
Before you decide
Everything you need to know about 16 Beech Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 May 2026
Current Certificate(1 of 2)
May 2016
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 May 2026
Property Improvements
Changes detected from historical EPC data
May 2016from Jan 2012
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against 16 Beech Road, Watford, WD24 6NY, sourced from the PlanIt planning register.
16 Beech Road has 2 separate extension applications on the council record.
2 applications on record at 16 Beech Road, Watford, WD24 6NY
1decisions2extensions12documents4nearby
- May 2015ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Erection of a part double, part single storey rear extension.
- Documents
- 9 docs on file
- Reference
- 15/00513/FULH
- More recent applications — locked
- ExtensionAug 2024Decision
Unlock 16 Beech Road, Watford, WD24 6NY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 2 applications on this property in full, plus 4 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beech Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 16 Beech Road lags the street by a wide margin.
Price per m²
£2,527
Street avg £4,163
Floor Area
92 m²
Street avg 98 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 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
123/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Church of St Helen's — bus stop.
Closest school
0.4 km
Cherry Tree Primary School. 32 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary407m
- Beechfield SchoolPrimary418m
- Parkgate Junior SchoolPrimary716m
- Parkgate Infants' and Nursery SchoolPrimary745m
Nearest stops
- Church of St Helen'sBus stop218m
- Brett PlaceBus stop232m
- Callowland Recreation GroundBus stop316m
- Bushey Mill LaneBus stop395m
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 6NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
41.0dB
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
Mid 20th centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, 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 16 Beech Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6NY. 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 16 Beech 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 16 Beech Road was lodged in May 2016 at band D and expired in May 2026, so a new one is needed to sell or let. 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 16 Beech 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 32 schools and 30 stops listed are measured in a straight line from WD24 6NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Beech Road 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 16 Beech Road, Watford, WD24 6NY. Each answer is also embedded as structured data for search engines.
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- Every home in WD24 6NYSold prices, values and energy ratings for the postcode
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