Model valuation£417,0008 Busby Close
Local market context
22 North Western Avenue, Watford, WD25 0AE
2 planning records
Last sold (2001)
£205,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- WD25 0AE recent median£500,000
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
3
Council tax
Band E
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 22 North Western Avenue because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 0AE.
What an estimate needs
Floor area
No EPC on record
Sales of this home
1 sale recorded, the latest in 2001
Recent sales in WD25 0AE
5 sales, median £500,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Sales timeline
23 August 2001Most recent
£205,000
Median price across the last 5 sales in WD25 0AE: £500,000 (2025–2023).
Nearby sales in WD25 0AE
34 North Western Avenue, Watford, WD25 0AE
Sold Dec 2025
£500,00016 North Western Avenue, Watford, WD25 0AE
Sold Aug 2025
£485,00044 North Western Avenue, Watford, WD25 0AE
Sold Oct 2024
£535,00020 North Western Avenue, Watford, WD25 0AE
Sold Aug 2023
£278,00018 North Western Avenue, Watford, WD25 0AE
Sold Jun 2023
£525,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 22 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 North Western Avenue is a three-bedroom property in Watford (WD25 0AE). It has council tax band E. Records show the property has been extended at some point in its history.
It hasn't traded since August 2001, a hold of 25 years that's notably long for the area. 2 planning records sit against the property, 0 approved, 1 refused.
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
- CloakroomYes
Outside
- Private gardenRear
- GarageYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 22 North Western Avenue
The true value, the hidden risks and the full sale history, in one report.
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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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 22 North Western Avenue, Watford, WD25 0AE, sourced from the PlanIt planning register.
2 applications on record at 22 North Western Avenue, Watford, WD25 0AE
2decisions2extensions48documents2nearby
Flagged:Retrospective
- Mar 2012Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Conversion of garage to home office and erection of a single storey rear extension to the garage building.
Extension- Documents
- 13 docs on file
- Reference
- 12/00051/FULH
- More recent applications — locked
- ExtensionOct 2013Decision
Unlock 22 North Western Avenue, Watford, WD25 0AE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 48 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
214/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. 29 schools nearby.
Nearest schools
- Parkgate Infants' and Nursery SchoolPrimary521m
- Cherry Tree Primary SchoolPrimary549m
- The Grove AcademyPrimary727m
- Parkgate Junior SchoolPrimary834m
Nearest stops
- LibraryBus stop203m
- Cow LaneBus stop296m
- Sainsbury'sBus stop367m
- Holland GardensBus stop370m
Most reported crime locally
- Violence & Sexual Offences1,012 reports36%
- Anti-social Behaviour559 reports20%
- Other Theft357 reports13%
- Vehicle Crime216 reports8%
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 WD25 0AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
43.9dB
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 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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1 Aspen Park Drive
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1 Cedar Wood Drive
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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
- We don't publish an estimate for 22 North Western Avenue because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 0AE.
- 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 22 North Western Avenue. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 22 North Western Avenue. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 22 North Western 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 13 months, which places each incident at an approximate point. The 29 schools and 30 stops listed are measured in a straight line from WD25 0AE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 North Western Avenue is in council tax band E. 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 22 North Western Avenue, Watford, WD25 0AE. Each answer is also embedded as structured data for search engines.
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