Model valuation£417,0008 Busby Close
Local market context
2a, Ash Tree Road, Watford, WD24 6RT
Estimated value
£447,000
- Since the 1997 sale (£87,000)+414%
- Against WD24 6RT's recent median (£340,000)+31%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
3
From EPC
Floor area
72 m²
775 sq ft
Energy rating
E
Score 51
Council tax
Band D
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
£447,000
- Against its 1997 sale (£87,000)+414%
- Against WD24 6RT's recent median (£340,000)+31%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6RT. 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
72 m² from the EPC lodged in September 2020
Sales of this home
1 sale recorded, the latest in 1997
Recent sales in WD24 6RT
5 sales, median £340,000 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | 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.
2a's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
7 November 1997Most recent
£87,000
Median price across the last 5 sales in WD24 6RT: £340,000 (2024–2014).
Nearby sales in WD24 6RT
What this page doesn't show
1 potential issue has already been flagged for 2a, Ash Tree Road, Watford, WD24 6RT. 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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a detached house in Watford (WD24 6RT). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (September 2020) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump.
Held since November 1997 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £447,000 sits 413.8% above the 1997 sale of £87,000. On a £-per-square-foot basis, the last sale (£112/sq ft) was about 65% below the postcode norm. At 72 m² it's 15.3% smaller than the typical home in the postcode (85 m² median across 5 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs).
Before you decide
Everything you need to know about 2a
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Sept 2020EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Rented
Certificate validity
Valid until 2 September 2030
Planning history
Applications and permits filed against 2a, Ash Tree Road, Watford, WD24 6RT, sourced from the PlanIt planning register.
2a has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Ash Tree Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2a is notably below the street on price per m².
Price per m²
£1,208
Street avg £4,945
Floor Area
72 m²
Street avg 91 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
4.4 t/year
Street avg 4.2 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
Library — bus stop.
Closest school
0.5 km
Parkgate Infants' and Nursery School. 27 schools nearby.
Nearest schools
- Parkgate Infants' and Nursery SchoolPrimary464m
- Cherry Tree Primary SchoolPrimary476m
- Parkgate Junior SchoolPrimary705m
- The Grove AcademyPrimary842m
Nearest stops
- LibraryBus stop172m
- Bushey Mill CrescentBus stop343m
- Bushey Mill LaneBus stop352m
- Cow LaneBus stop411m
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 6RT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.8dB
Night-time· 23:00 – 07:00
43.5dB
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 centuryDetached HouseEPC EExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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 2a is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6RT. 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 2a. 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 2a was lodged in September 2020 at band E and is valid until September 2030. 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 2a. 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 27 schools and 30 stops listed are measured in a straight line from WD24 6RT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a 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 2a, Ash Tree Road, Watford, WD24 6RT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD24 6RTSold prices, values and energy ratings for the postcode
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