Model valuation£417,0008 Busby Close
Local market context
35a, Bushey Mill Crescent, Watford, WD24 7RA
4 sales on record
Estimated value
£230,000
- Since the 2000 sale (£83,500)+175%
- Against WD24 7RA's recent median (£510,000)-55%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor Ground
Habitable rooms
2
From EPC
Floor area
37 m²
398 sq ft
Energy rating
D
Score 66
Council tax
Band B
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
£230,000
- Against its 2000 sale (£83,500)+175%
- Against WD24 7RA's recent median (£510,000)-55%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35a is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD24 7RA. 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
37 m² from the EPC lodged in November 2018
Sales of this home
4 sales recorded, the latest in 2000
Recent sales in WD24 7RA
5 sales, median £510,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
35a has more than doubled in price since the earliest registered sale in 1996.
Sales timeline
27 September 2000Most recent
£83,500
+32.5%over 1 year22 September 1999
£63,000
+16.9%over 9 months21 December 1998
£53,900
+49.7%over 2 years22 March 1996
£36,000
Median price across the last 5 sales in WD24 7RA: £510,000 (2025–2022).
Nearby sales in WD24 7RA
21 Bushey Mill Crescent, Watford, WD24 7RA
Sold Sept 2025
£510,00045 Bushey Mill Crescent, Watford, WD24 7RA
Sold Aug 2023
£575,00027 Bushey Mill Crescent, Watford, WD24 7RA
Sold Jul 2023
£510,00013 Bushey Mill Crescent, Watford, WD24 7RA
Sold Jul 2022
£575,00035b, Bushey Mill Crescent, Watford, WD24 7RA
Sold Apr 2022
£222,000
What this page doesn't show
2 potential issues have already been flagged for 35a, Bushey Mill Crescent, Watford, WD24 7RA. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Recent ownership pattern worth a lookIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 35a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35a is a semi-detached house in Watford (WD24 7RA). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (November 2018) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2008); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76). At 37 m² this is the 2nd smallest of 19 units on EPC record in the building, where floor areas span 35–141 m². The building's EPC ratings span E to C across 19 units on file.
It hasn't traded since September 2000, a hold of 26 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2000, sale prices on this property compounded at 20.5% per year. Today's modelled estimate of £230,000 sits 175.4% above the 2000 sale of £83,500. On a £-per-square-foot basis, the last sale (£210/sq ft) was about 18.3% below the postcode norm. At 37 m² it sits well below the postcode median (98 m² across 18 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 35a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyRecent ownership pattern worth a look
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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 3)
Nov 2018
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 28 November 2028
Property Improvements
Changes detected from historical EPC data
Nov 2018from Nov 2008
Windows
Partial DoubleMostly Double
Windows upgraded, improving insulation
Nov 2018from Nov 2018
EPC improved fromC69toD66
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Planning history
Applications and permits filed against 35a, Bushey Mill Crescent, Watford, WD24 7RA, sourced from the PlanIt planning register.
35a has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bushey Mill Crescent homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 35a runs comfortably ahead of the street norm.
Price per m²
£2,257
Street avg £3,876
Floor Area
37 m²
Street avg 38 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.0 t/year
Street avg 1.8 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
Bushey Mill Crescent — bus stop.
Closest school
0.2 km
Parkgate Infants' and Nursery School. 32 schools nearby.
Nearest schools
- Parkgate Infants' and Nursery SchoolPrimary210m
- Parkgate Junior SchoolPrimary463m
- Cherry Tree Primary SchoolPrimary710m
- The Grove AcademyPrimary780m
Nearest stops
- Bushey Mill CrescentBus stop162m
- LibraryBus stop177m
- Bushey Mill LaneBus stop215m
- Asda HypermarketBus stop272m
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 7RA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.7dB
Night-time· 23:00 – 07:00
43.8dB
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
Early 20th centuryGround Floor FlatEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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 35a is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD24 7RA. 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. 4 sales are recorded for 35a. 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 35a was lodged in November 2018 at band D and is valid until November 2028. 3 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 35a. 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 7RA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35a is in council tax band B. 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 35a, Bushey Mill Crescent, Watford, WD24 7RA. Each answer is also embedded as structured data for search engines.
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- Every home in WD24 7RASold prices, values and energy ratings for the postcode
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