Model valuation£417,0008 Busby Close
Local market context
35 Beechwood Rise, Watford, WD24 6SE
Estimated value
£511,000
- Since the 2010 sale (£249,950)+104%
- Against WD24 6SE's recent median (£470,000)+9%
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
4
Floor area
100 m²
1076 sq ft
Energy rating
C
Score 70
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
£511,000
- Against its 2010 sale (£249,950)+104%
- Against WD24 6SE's recent median (£470,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Beechwood Rise is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6SE. 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
100 m² from the EPC lodged in April 2021
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in WD24 6SE
5 sales, median £470,000 (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 | 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.
35 Beechwood Rise valuation sits well clear of the typical sold price in this postcode.
Sales timeline
24 March 2010Most recent
£249,950
Median price across the last 5 sales in WD24 6SE: £470,000 (2025–2021).
Nearby sales in WD24 6SE
What this page doesn't show
1 potential issue has already been flagged for 35 Beechwood Rise, Watford, WD24 6SE. 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 Beechwood Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Beechwood Rise is a four-bedroom semi-detached house in Watford (WD24 6SE). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (April 2021) shows a C (score 70). When first surveyed in January 2010 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 85).
It hasn't traded since March 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £511,000 sits 104.4% above the 2010 sale of £249,950. Its energy rating outperforms most of the postcode (better than 82% 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
- Bedrooms4
Outside
- ParkingYes
Building
- Central heatingYes
Before you decide
Everything you need to know about 35 Beechwood Rise
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
One time fee only - money back guarantee
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)
Apr 2021
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Valid until 25 April 2031
Property Improvements
Changes detected from historical EPC data
Apr 2021from Jan 2010
EPC improved fromE44toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 35 Beechwood Rise, Watford, WD24 6SE, sourced from the PlanIt planning register.
35 Beechwood Rise 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 Beechwood Rise homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 35 Beechwood Rise runs comfortably ahead of the street norm.
Price per m²
£2,500
Street avg £4,284
Floor Area
100 m²
Street avg 94 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 4.3 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
0.1 km
Bushey Mill Lane — bus stop.
Closest school
0.5 km
Parkgate Infants' and Nursery School. 32 schools nearby.
Nearest schools
- Parkgate Infants' and Nursery SchoolPrimary484m
- Parkgate Junior SchoolPrimary513m
- Cherry Tree Primary SchoolPrimary528m
- Beechfield SchoolPrimary656m
Nearest stops
- Bushey Mill LaneBus stop144m
- Bushey Mill CrescentBus stop195m
- Buckingham RoadBus stop345m
- Church of St Helen'sBus stop362m
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 6SE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
42.8dB
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 CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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 Beechwood Rise is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD24 6SE. 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 35 Beechwood Rise. 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 Beechwood Rise was lodged in April 2021 at band C and is valid until April 2031. 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 35 Beechwood Rise. 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 6SE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Beechwood Rise 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 Beechwood Rise, Watford, WD24 6SE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD24 6SESold prices, values and energy ratings for the postcode
- WD 24 property marketPrices, postcodes, schools and transport across the district
- 35 Beechwood Rise, Watford valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales