Model valuation£417,0008 Busby Close
Local market context
45 North Western Avenue, Watford, WD25 0AG
EPC B3 planning records
Estimated value
£554,000
- Against WD25 0AG's recent median (£385,000)+44%
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
Habitable rooms
5
From EPC
Floor area
107 m²
1152 sq ft
Energy rating
B
Score 86
Council tax
Band D
Tenure
Owner Occupied
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
£554,000
- Against WD25 0AG's recent median (£385,000)+44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 North Western Avenue is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0AG. 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
107 m² from the EPC lodged in August 2019
Sales of this home
No sale recorded since 1995
Recent sales in WD25 0AG
5 sales, median £385,000 (2026–2022)
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 | 1 of 3 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.
45 North Western Avenue has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD25 0AG: £385,000 (2026–2022).
Nearby sales in WD25 0AG
71 North Western Avenue, Watford, WD25 0AG
Sold May 2026
£550,00095b, North Western Avenue, Watford, WD25 0AG
Sold Mar 2025
£330,00085 North Western Avenue, Watford, WD25 0AG
Sold Jan 2024
£385,00075 North Western Avenue, Watford, WD25 0AG
Sold Oct 2022
£425,00095a, North Western Avenue, Watford, WD25 0AG
Sold Mar 2021
£300,000
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 45 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 North Western Avenue is a semi-detached house in Watford (WD25 0AG). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (August 2019) returns a high B (score 86), putting the home a stone's throw from an A rating. When first surveyed in June 2013 the rating was D, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good and window efficiency went from Average to Good.
At 107 m² the property is well over the postcode median (56 m² across 29 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 3 planning records sit against the property, 0 approved, 1 refused.
Before you decide
Everything you need to know about 45 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.
45 North Western Avenue ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Aug 2019
EPC Rating
A
B
B86
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 August 2029
Property Improvements
Changes detected from historical EPC data
Aug 2019from Jun 2013
EPC improved fromD62toB86
Windows
AverageGood
Window efficiency improved
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
71%100%
More low energy lighting installed
Planning history
Applications and permits filed against 45 North Western Avenue, Watford, WD25 0AG, sourced from the PlanIt planning register.
45 North Western Avenue has 2 separate extension applications on the council record.
3 applications on record at 45 North Western Avenue, Watford, WD25 0AG
3decisions2extensions93documents2nearby
- Nov 2011ExtensionAmendmentOutcome in report
Extension: Single storey · Side and rear of property
Lawful development certificate for a single storey side and rear extension.
- Documents
- 26 docs on file
- Reference
- 11/00944/LDC
- More recent applications — locked
- ConditionsApr 2016Decision
- ExtensionJan 2012Decision
Unlock 45 North Western Avenue, Watford, WD25 0AG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 93 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other North Western Avenue homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 45 North Western Avenue stands well clear of the street.
EPC Rating
86 (B)
Street avg 58 (D)
Floor Area
107 m²
Street avg 83 m²
CO₂ Emissions
1.7 t/year
Street avg 4.3 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary467m
- Parkgate Infants' and Nursery SchoolPrimary539m
- The Grove AcademyPrimary812m
- Parkgate Junior SchoolPrimary813m
Nearest stops
- LibraryBus stop220m
- Cow LaneBus stop378m
- Sainsbury'sBus stop440m
- Asda HypermarketBus stop455m
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 0AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
43.6dB
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 BPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 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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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 45 North Western Avenue is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0AG. 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. No sale is recorded for 45 North Western Avenue, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 45 North Western Avenue was lodged in August 2019 at band B and is valid until August 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 45 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 0AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 45 North Western Avenue 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 45 North Western Avenue, Watford, WD25 0AG. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0AGSold prices, values and energy ratings for the postcode
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