Model valuation£417,0008 Busby Close
Local market context
89a, North Western Avenue, Watford, WD25 0AG
Estimated value
£219,000
- Since the 1996 sale (£30,000)+630%
- Against WD25 0AG's recent median (£385,000)-43%
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 Ground
Habitable rooms
2
From EPC
Floor area
48 m²
517 sq ft
Energy rating
D
Score 56
Council tax
Band B
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
£219,000
- Against its 1996 sale (£30,000)+630%
- Against WD25 0AG's recent median (£385,000)-43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 89a is modelled from its 48 m² EPC floor area, its 1 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
48 m² from the EPC lodged in September 2013
Sales of this home
1 sale recorded, the latest in 1996
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 | 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.
89a's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
17 September 1996Most recent
£30,000
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 89a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
89a is a semi-detached house in Watford (WD25 0AG). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1930-1949 and council tax band B. At 48 m² this is the 11th smallest of 30 units on EPC record in the building, where floor areas span 42–140 m². The building's EPC ratings span E to B across 30 units on file. The latest certificate (September 2013) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 76). The latest certificate is from September 2013, so improvements made since then won't be reflected.
Untraded for 30 years, with the last transfer in September 1996. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £219,000 sits 630% above the 1996 sale of £30,000. On a £-per-square-foot basis, the last sale (£58/sq ft) was about 78% below the postcode norm. At 48 m² it's 15.8% smaller than the typical home in the postcode (57 m² median across 29 EPCs).
Before you decide
Everything you need to know about 89a
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.
89a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Sept 2023
Current Certificate
Sept 2013EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 September 2023
Planning history
Applications and permits filed against 89a, North Western Avenue, Watford, WD25 0AG, sourced from the PlanIt planning register.
89a 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 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
On years held, 89a stands well clear of the street.
Price per m²
£625
Street avg £3,857
Floor Area
48 m²
Street avg 47 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.7 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 centuryGround Floor FlatEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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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 89a is modelled from its 48 m² EPC floor area, its 1 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. 1 sale is recorded for 89a. 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 89a was lodged in September 2013 at band D and expired in September 2023, 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 89a. 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
- 89a is in council tax band B. 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 89a, 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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