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16 East Drive, Watford, WD25 0AH

1 planning record

Estimated value

£405,000

  • Since the 2005 sale (£165,000)+145%
  • Against WD25 0AH's recent median (£443,000)-9%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Floor area
63 m²
678 sq ft
Energy rating
D
Score 63
Council tax
Band D
Tenure
Private Rental
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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

£405,000

  • Against its 2005 sale (£165,000)+145%
  • Against WD25 0AH's recent median (£443,000)-9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 16 East Drive is modelled from its 63 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AH. 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

    63 m² from the EPC lodged in August 2026

  • Sales of this home

    1 sale recorded, the latest in 2005

  • Recent sales in WD25 0AH

    5 sales, median £443,000 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

16 East Drive valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 14 December 2005Most recent

    £165,000

Median price across the last 5 sales in WD25 0AH: £443,000 (2026–2021).

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 16 East Drive

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

16 East Drive is a two-bedroom semi-detached house in Watford (WD25 0AH). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2026) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in January 2014 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Average and hot-water efficiency went from Average to Good; while window efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 78). This certificate was lodged in the last six months, so the rating reflects current condition.

Held since December 2005 — that's 21 years off the open market, well above the local norm. Today's modelled estimate of £405,000 sits 145.5% above the 2005 sale of £165,000. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. At 63 m² it's 18.2% smaller than the typical home in the postcode (77 m² median across 31 EPCs).

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
  • Dining roomYes

Outside

  • Private gardenRear

Building

  • Heating systemLpg
Before you decide

Everything you need to know about 16 East Drive

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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 3)
Aug 2026

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
2.9 t/year
Occupancy
Rented

Certificate validity

Valid until 2 August 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Dec 2015from Jan 2014
EPC improved fromE47toD64
Heating Controls
ThermostatProg + TRVs

Heating controls upgraded for better temperature management

Hot Water
AverageGood

Hot water efficiency improved

Walls
Very PoorPoor

Wall insulation improved

Roof Insulation
PartialInsulated

Roof insulation improved

Aug 2026from Dec 2015
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
77%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 16 East Drive, Watford, WD25 0AH, sourced from the PlanIt planning register.

16 East Drive has an approved single-storey rear extension on the planning record.

1 application on record at 16 East Drive, Watford, WD25 0AH

1decisions1extensions7documents2nearby
  1. Sept 2015
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6m for which the maximum height would be 3.9m and the height of the eaves would be 2.9m.

    Documents
    7 docs on file
    Reference
    15/01105/HPD
    Full record in report

Unlock 16 East Drive, Watford, WD25 0AH's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 2 notable nearby
  • The 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other East Drive homes

Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 16 East Drive lags the street by a wide margin.

Price per m²

£2,619

Street avg £4,532

Strongly below

Floor Area

63 m²

Street avg 79 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

2.9 t/year

Street avg 3.6 t/year

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

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.4 km

Library — bus stop.

Closest school

0.4 km

Cherry Tree Primary School. 29 schools nearby.

Nearest schools

  • Cherry Tree Primary SchoolPrimary424m
  • Parkgate Infants' and Nursery SchoolPrimary694m
  • Kingsway Junior SchoolPrimary826m
  • The Grove AcademyPrimary871m

Nearest stops

  • LibraryBus stop373m
  • Cow LaneBus stop457m
  • Holland GardensBus stop465m
  • Sainsbury'sBus stop541m

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 0AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 0AH

Daytime· 07:00 – 23:00

52.3dB

Low
Night-time road noise heatmap for WD25 0AH

Night-time· 23:00 – 07:00

43.5dB

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

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

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 16 East Drive is modelled from its 63 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AH. 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 16 East Drive. 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 16 East Drive was lodged in August 2026 at band D and is valid until August 2036. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 East Drive. 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 0AH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
16 East Drive 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 16 East Drive, Watford, WD25 0AH. Each answer is also embedded as structured data for search engines.

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