Model valuation£417,0008 Busby Close
Local market context
8 Berry Avenue, Watford, WD24 6RY
Estimated value
£434,000
- Since the 2005 sale (£212,000)+105%
- Against WD24 6RY's recent median (£472,000)-8%
Newest record on this page: May 2026. 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
72 m²
778 sq ft
Energy rating
E
Score 43
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
£434,000
- Against its 2005 sale (£212,000)+105%
- Against WD24 6RY's recent median (£472,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Berry Avenue is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6RY. 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 October 2011
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in WD24 6RY
5 sales, median £472,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
8 Berry Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
10 May 2005Most recent
£212,000
Median price across the last 5 sales in WD24 6RY: £472,000 (2026–2023).
What this page doesn't show
1 potential issue has already been flagged for 8 Berry Avenue, Watford, WD24 6RY. 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 8 Berry Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Berry Avenue is a three-bedroom semi-detached house in Watford (WD24 6RY). It has a recorded floor area of 72 m² (around 778 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2011) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (February 2010); the latest reading is one band lower. Between certificates, lighting went from Average to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The latest certificate is from October 2011, so improvements made since then won't be reflected.
Held since May 2005 — that's 21 years off the open market, well above the local norm. Today's modelled estimate of £434,000 sits 104.7% above the 2005 sale of £212,000. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs).
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
- GarageDetached
Before you decide
Everything you need to know about 8 Berry Avenue
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
8 Berry Avenue's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Oct 2021
Current Certificate(1 of 2)
Oct 2011
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Rented
Certificate validity
Expired on 15 October 2021
Property Improvements
Changes detected from historical EPC data
Oct 2011from Feb 2010
EPC improved fromD57toE43
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
44%67%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Berry Avenue, Watford, WD24 6RY, sourced from the PlanIt planning register.
8 Berry Avenue 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 Berry Avenue homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 8 Berry Avenue runs well behind the street norm.
Price per m²
£2,934
Street avg £4,390
Floor Area
72 m²
Street avg 82 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
5.7 t/year
Street avg 4.1 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
0.3 km
Library — bus stop.
Closest school
0.3 km
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary311m
- Parkgate Infants' and Nursery SchoolPrimary650m
- Beechfield SchoolPrimary842m
- Parkgate Junior SchoolPrimary862m
Nearest stops
- LibraryBus stop349m
- Bushey Mill LaneBus stop487m
- Bushey Mill CrescentBus stop496m
- Cow LaneBus stop534m
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 6RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
42.9dB
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-eraSemi-Detached HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and 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 8 Berry Avenue is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6RY. 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 8 Berry Avenue. 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 8 Berry Avenue was lodged in October 2011 at band E and expired in October 2021, 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. None is matched to 8 Berry Avenue. 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 29 schools and 30 stops listed are measured in a straight line from WD24 6RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Berry Avenue 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 8 Berry Avenue, Watford, WD24 6RY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD24 6RYSold prices, values and energy ratings for the postcode
- WD 24 property marketPrices, postcodes, schools and transport across the district
- 8 Berry Avenue, 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