Model valuation£417,0008 Busby Close
Local market context
35 Beech Road, Watford, WD24 6NZ
1 planning record
Estimated value
£489,000
- Since the 2012 sale (£250,000)+96%
- Against WD24 6NZ's recent median (£284,950)+72%
Newest record on this page: January 2018. 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
178 m²
1916 sq ft
Energy rating
D
Score 66
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
£489,000
- Against its 2012 sale (£250,000)+96%
- Against WD24 6NZ's recent median (£284,950)+72%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Beech Road is modelled from its 178 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD24 6NZ. 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
178 m² from the EPC lodged in February 2016
Sales of this home
2 sales recorded, the latest in 2012
Recent sales in WD24 6NZ
5 sales, median £284,950 (2018–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2018 | 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.
35 Beech Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 March 2012Most recent
£250,000
+24.4%over 7 years23 June 2004
£201,000
Median price across the last 5 sales in WD24 6NZ: £284,950 (2018–2010).
What this page doesn't show
1 potential issue has already been flagged for 35 Beech Road, Watford, WD24 6NZ. 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 35 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Beech Road is a three-bedroom semi-detached house in Watford (WD24 6NZ). It has a recorded floor area of 178 m² (around 1916 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2016) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 78). The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 178 m² the property is well over the postcode median (89 m² across 18 EPCs), placing it in the larger end of the local stock. Across 2004–2012, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £489,000 sits 95.6% above the 2012 sale of £250,000. On a £-per-square-foot basis, the last sale (£130/sq ft) was about 25.6% below the postcode norm. On the market in March 2012 and unlisted since — roughly 14 years. One historical planning record sits against the property in 2013.
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
Before you decide
Everything you need to know about 35 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.
35 Beech Road'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 22 Feb 2026
Current Certificate(1 of 2)
Feb 2016
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 February 2026
Property Improvements
Changes detected from historical EPC data
Feb 2016from Nov 2008
EPC improved fromE52toD66
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 35 Beech Road, Watford, WD24 6NZ, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey rear extension at 35 Beech Road.
1 application on record at 35 Beech Road, Watford, WD24 6NZ
1decisions1extensions21documents4nearby
- Mar 2013ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Erection of part two storey, part single storey rear extension
- Documents
- 21 docs on file
- Reference
- 13/00046/FULH
Unlock 35 Beech Road, Watford, WD24 6NZ'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 1 application on this property in full, plus 4 notable nearby
- The 21 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 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
35 Beech Road is notably below the street on price per m².
Price per m²
£1,404
Street avg £3,005
Floor Area
178 m²
Street avg 99 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
6.6 t/year
Street avg 5.1 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
Brett Place — bus stop.
Closest school
0.4 km
Cherry Tree Primary School. 32 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary375m
- Beechfield SchoolPrimary432m
- Parkgate Junior SchoolPrimary736m
- Parkgate Infants' and Nursery SchoolPrimary750m
Nearest stops
- Brett PlaceBus stop230m
- Church of St Helen'sBus stop249m
- Callowland Recreation GroundBus stop337m
- Bushey Mill LaneBus stop406m
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 6NZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
41.2dB
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
Early 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 35 Beech Road is modelled from its 178 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD24 6NZ. 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 35 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 35 Beech Road was lodged in February 2016 at band D and expired in February 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. 1 application is matched to 35 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 6NZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 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 35 Beech Road, Watford, WD24 6NZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD24 6NZSold prices, values and energy ratings for the postcode
- WD 24 property marketPrices, postcodes, schools and transport across the district
- 35 Beech Road, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales