Model valuation£417,0008 Busby Close
Local market context
Midsummer Lodge, 12, 22 Sheepcot Lane, Watford, WD25 0AF
EPC B
Estimated value
£305,000
- Since the 2010 sale (£189,000)+61%
- Against WD25 0AF's recent median (£292,000)+4%
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 area
61 m²
657 sq ft
Energy rating
B
Score 85
Council tax
Band D
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
£305,000
- Against its 2010 sale (£189,000)+61%
- Against WD25 0AF's recent median (£292,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Midsummer Lodge is modelled from its 61 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AF. 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
61 m² from the EPC lodged in March 2009
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in WD25 0AF
5 sales, median £292,000 (2026–2017)
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.
Midsummer Lodge valuation sits well clear of the typical sold price in this postcode.
Sales timeline
31 March 2010Most recent
£189,000
Median price across the last 5 sales in WD25 0AF: £292,000 (2026–2017).
Nearby sales in WD25 0AF
Midsummer Lodge, 9, 22 Sheepcot Lane, Watford, WD25 0AF
Sold May 2026
£310,000Midsummer Lodge, 11, 22 Sheepcot Lane, Watford, WD25 0AF
Sold Nov 2022
£292,000Midsummer Lodge, 6, 22 Sheepcot Lane, Watford, WD25 0AF
Sold Oct 2018
£268,000Midsummer Lodge, 4, 22 Sheepcot Lane, Watford, WD25 0AF
Sold Feb 2018
£315,000Midsummer Lodge, 13, 22 Sheepcot Lane, Watford, WD25 0AF
Sold Aug 2017
£287,000
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 Midsummer Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Midsummer Lodge is a semi-detached house in Watford (WD25 0AF). It has a recorded floor area of 61 m² (around 657 sq ft) and council tax band D. The latest certificate (March 2009) returns a high B (score 85), putting the home a stone's throw from an A rating. The latest certificate is from March 2009, so improvements made since then won't be reflected. At 61 m² this is the 12th smallest of 14 units on EPC record in Midsummer Lodge, where floor areas span 54–63 m². The building's EPC ratings span C to B, with this unit at the top. On EPC score it ranks first in the building (85 versus a worst of 78).
It hasn't traded since March 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £305,000 sits 61.4% above the 2010 sale of £189,000. On a £-per-square-foot basis, the last sale (£288/sq ft) was about 20.2% below the postcode norm.
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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.
Midsummer Lodge's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Mar 2019
Current Certificate
Mar 2009EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
1.2 t/year
Occupancy
—
Certificate validity
Expired on 9 March 2019
Planning history
Applications and permits filed against Midsummer Lodge, 12, 22 Sheepcot Lane, Watford, WD25 0AF, sourced from the PlanIt planning register.
Midsummer Lodge has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Sheepcot Lane homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², Midsummer Lodge runs well behind the street norm.
Price per m²
£3,098
Street avg £4,448
Floor Area
61 m²
Street avg 58 m²
CO₂ Emissions
1.2 t/year
Street avg 1.3 t/year
Years Held
16 years
Street avg 9 years
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
0.1 km
St Albans Road — bus stop.
Closest school
0.6 km
The Grove Academy. 23 schools nearby.
Nearest schools
- The Grove AcademyPrimary623m
- Kingsway Junior SchoolPrimary991m
- Parkgate Infants' and Nursery SchoolPrimary1.0km
- Kingsway Infants' SchoolPrimary1.1km
Nearest stops
- St Albans RoadBus stop53m
- First AvenueBus stop183m
- First AvenueBus stop187m
- Rochester DriveBus stop216m
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 0AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.3dB
Night-time· 23:00 – 07:00
45.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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 Midsummer Lodge is modelled from its 61 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AF. 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 Midsummer Lodge. 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 Midsummer Lodge was lodged in March 2009 at band B and expired in March 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Midsummer Lodge. 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 23 schools and 30 stops listed are measured in a straight line from WD25 0AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Midsummer Lodge 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 Midsummer Lodge, 12, 22 Sheepcot Lane, Watford, WD25 0AF. Each answer is also embedded as structured data for search engines.
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Keep exploring
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