Model valuation£417,0008 Busby Close
Local market context
98b, Berry Avenue, Watford, WD24 6RY
3 sales on record
Estimated value
£275,000
- Since the 2023 sale (£244,000)+13%
- Against WD24 6RY's recent median (£500,000)-45%
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
Floor 00
Bedrooms
2
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
D
Score 67
Council tax
Band C
Tenure
Freehold
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
£275,000
- Against its 2023 sale (£244,000)+13%
- Against WD24 6RY's recent median (£500,000)-45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 98b is modelled from its 55 m² EPC floor area, its 3 recorded sales 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
55 m² from the EPC lodged in May 2022
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in WD24 6RY
5 sales, median £500,000 (2026–2022)
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.
Price for 98b has grown more than fourfold since the 1996 starting point.
Sales timeline
6 July 2023Most recent
£244,000
+16.2%over 4 years10 June 2019
£210,000
+328.6%over 23 years29 March 1996
£49,000
Median price across the last 5 sales in WD24 6RY: £500,000 (2026–2022).
What this page doesn't show
1 potential issue has already been flagged for 98b, 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 98b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
98b is a two-bedroom semi-detached house in Watford (WD24 6RY). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band C. Tenure is freehold. The latest certificate (May 2022) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2012. The recommended improvements would push it to C (score 74).
Across 1996–2023, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £275,000 is 12.7% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£412/sq ft) was about 55.3% above the typical sold price in the postcode. At 55 m² it's 24.3% smaller than the typical home in the postcode (73 m² median across 36 EPCs). Last sale on file: £244,000 in July 2023.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- DrivewayYes
Building
- TenureFreehold
- RefurbishedYes
Before you decide
Everything you need to know about 98b
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.
Current Certificate(1 of 2)
May 2022
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 25 May 2032
Planning history
Applications and permits filed against 98b, Berry Avenue, Watford, WD24 6RY, sourced from the PlanIt planning register.
98b 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 9 similar flats on this street, drawn from the latest EPC and Land Registry data.
98b is notably below the street on years held.
Price per m²
£4,436
Street avg £3,936
Floor Area
55 m²
Street avg 44 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.4 t/year
Street avg 2.2 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
0.3 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
Early 20th centuryGround Floor MaisonetteFreeholdEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
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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 98b is modelled from its 55 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 98b. 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 98b was lodged in May 2022 at band D and is valid until May 2032. 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 98b. 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
- 98b 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 98b, Berry Avenue, Watford, WD24 6RY. Each answer is also embedded as structured data for search engines.
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