Model valuation£417,0008 Busby Close
Local market context
85 North Western Avenue, Watford, WD25 0AG
3 sales on record
Estimated value
£492,000
- Since the 2024 sale (£385,000)+28%
- Against WD25 0AG's recent median (£340,000)+45%
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
4
From EPC
Floor area
80 m²
861 sq ft
Energy rating
D
Score 58
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
£492,000
- Against its 2024 sale (£385,000)+28%
- Against WD25 0AG's recent median (£340,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 North Western Avenue is modelled from its 80 m² EPC floor area, its 3 recorded sales 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
80 m² from the EPC lodged in October 2023
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in WD25 0AG
5 sales, median £340,000 (2026–2021)
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.
Sale price has at least doubled since 2002.
Sales timeline
17 January 2024Most recent
£385,000
+77.4%over 17 years10 February 2006
£217,000
+20.6%over 3 years24 July 2002
£179,950
Median price across the last 5 sales in WD25 0AG: £340,000 (2026–2021).
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
£330,00075 North Western Avenue, Watford, WD25 0AG
Sold Oct 2022
£425,00095a, North Western Avenue, Watford, WD25 0AG
Sold Mar 2021
£300,00077 North Western Avenue, Watford, WD25 0AG
Sold Jan 2021
£420,000
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
One time fee only - money back guarantee
About 85 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 North Western Avenue is a semi-detached house in Watford (WD25 0AG). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (October 2023) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since June 2022. Between certificates, roof efficiency went from Poor to Average, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 84), a 2-band jump.
At 80 m² the property is well over the postcode median (56 m² across 29 EPCs), placing it in the larger end of the local stock. Across 2002–2024, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £492,000 is 27.8% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£447/sq ft) was about 69.6% above the typical sold price in the postcode. Last sale on file: £385,000 in January 2024.
Before you decide
Everything you need to know about 85 North Western Avenue
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Oct 2023
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 October 2033
Property Improvements
Changes detected from historical EPC data
Oct 2023from Jun 2022
Windows
AverageGood
Window efficiency improved
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 85 North Western Avenue, Watford, WD25 0AG, sourced from the PlanIt planning register.
85 North Western Avenue 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 North Western Avenue homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 85 North Western Avenue runs well behind the street norm.
Price per m²
£4,813
Street avg £4,034
Floor Area
80 m²
Street avg 85 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 t/year
Street avg 4.1 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
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
Early 20th centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 85 North Western Avenue is modelled from its 80 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 85 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
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 85 North Western Avenue was lodged in October 2023 at band D and is valid until October 2033. 2 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 85 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
- 85 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 85 North Western Avenue, Watford, WD25 0AG. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 0AGSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 85 North Western Avenue, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales