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Midsummer Lodge, 8, 22 Sheepcot Lane, Watford, WD25 0AF

EPC B

Estimated value

£295,000

  • Since the 2013 sale (£195,000)+51%
  • Against WD25 0AF's recent median (£292,000)+1%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Floor area
58 m²
629 sq ft
Energy rating
B
Score 83
Council tax
Band C
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Valuation

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

£295,000

  • Against its 2013 sale (£195,000)+51%
  • Against WD25 0AF's recent median (£292,000)+1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Midsummer Lodge is modelled from its 58 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

    58 m² from the EPC lodged in January 2009

  • Sales of this home

    1 sale recorded, the latest in 2013

  • Recent sales in WD25 0AF

    5 sales, median £292,000 (2026–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

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

  1. 19 September 2013Most recent

    £195,000

Median price across the last 5 sales in WD25 0AF: £292,000 (2026–2017).

Risks

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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Overview

About Midsummer Lodge

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Midsummer Lodge is a two-bedroom mid-terrace house in Watford (WD25 0AF). It has a recorded floor area of 58 m² (around 629 sq ft) and council tax band C. The latest certificate (January 2009) returns a B (score 83), comfortably above the UK average. The latest certificate is from January 2009, so improvements made since then won't be reflected. At 58 m² this is the 8th 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.

Today's modelled estimate of £295,000 sits 51.3% above the 2013 sale of £195,000. 13 years since the last transfer (September 2013).

Specifications

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
  • Open-plan layoutYes

Outside

  • Private gardenYes
  • ParkingAllocated

Building

  • Heating systemGas
  • RefurbishedYes
Before you decide

Everything you need to know about Midsummer Lodge

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 16 Jan 2019

Current Certificate
Jan 2009

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
1.3 t/year
Occupancy
—

Certificate validity

Expired on 16 January 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Midsummer Lodge, 8, 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.

On the street

Versus other Sheepcot Lane homes

Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.

Midsummer Lodge is notably below the street on price per m².

Price per m²

£3,336

Street avg £4,424

Strongly below

Floor Area

58 m²

Street avg 58 m²

Above

CO₂ Emissions

1.3 t/year

Street avg 1.3 t/year

On par

Years Held

13 years

Street avg 10 years

Strongly above
Area

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.
Full Watford report

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.

Noise

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 road noise heatmap for WD25 0AF

Daytime· 07:00 – 23:00

53.3dB

Low
Night-time road noise heatmap for WD25 0AF

Night-time· 23:00 – 07:00

45.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

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FlatEPC B

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.

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£428k

1 Alder Walk

WD25 0RT

2 bed2 bath
£429k

1 Cedar Wood Drive

WD25 0RR

2 bed
£479k

1 Aspen Park Drive

WD25 0RS

2 bed2 bath
£504k

1 Avon Close

WD25 0DN

2 bed1 bath
£479k

1 Derwent Close

WD25 0NQ

3 bed1 bath
£512k

1 Austin Villas, Woodside Road

WD25 0GD

3 bed2 bath
£516k

1 Bramble Close

WD25 0HF

3 bed1 bath
£662k

1 All Saints Crescent

WD25 0LU

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Midsummer Lodge is modelled from its 58 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 January 2009 at band B and expired in January 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 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Midsummer Lodge, 8, 22 Sheepcot Lane, Watford, WD25 0AF. Each answer is also embedded as structured data for search engines.

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