Model valuation£417,0008 Busby Close
Local market context
42 East Drive, Watford, WD25 0AH
4 planning records
Estimated value
£668,000
- Since the 2024 sale (£638,500)+5%
- Against WD25 0AH's recent median (£425,000)+57%
Newest record on this page: February 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
79 m²
850 sq ft
Energy rating
D
Score 57
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
£668,000
- Against its 2024 sale (£638,500)+5%
- Against WD25 0AH's recent median (£425,000)+57%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42 East Drive is modelled from its 79 m² EPC floor area, its 2 recorded sales 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
79 m² from the EPC lodged in May 2014
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in WD25 0AH
5 sales, median £425,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Latest sale on 42 East Drive was the highest on Land Registry record across the postcode.
Sales timeline
15 January 2024Most recent
£638,500
+53.9%over 3 years22 December 2020
£415,000
Median price across the last 5 sales in WD25 0AH: £425,000 (2026–2021).
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 42 East Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42 East Drive is a semi-detached house in Watford (WD25 0AH). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (May 2014) shows a D (score 57), a step below the typical UK home. Earlier certificates rated it C (May 2014); the latest reading is one band lower. Between certificates, hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 88), a 2-band jump. The latest certificate is from May 2014, so improvements made since then won't be reflected.
4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2020–2024, sale prices on this property compounded at 15.1% per year. On a £-per-square-foot basis, the last sale (£751/sq ft) was about 204% above the typical sold price in the postcode. Sold January 2024 for £638,500.
Before you decide
Everything you need to know about 42 East Drive
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 May 2024
Current Certificate(1 of 2)
May 2014
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 May 2024
Planning history
Applications and permits filed against 42 East Drive, Watford, WD25 0AH, sourced from the PlanIt planning register.
42 East Drive has 3 separate extension applications on the council record.
4 applications on record at 42 East Drive, Watford, WD25 0AH
4decisions4extensions15documents2nearby
- Mar 2021ExtensionOutlineOutcome 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 6.00m for which the maximum height would be 3.90m and for which the height of the eaves would be 3.00m
- Documents
- 3 docs on file
- Reference
- 21/00420/HPD
- More recent applications — locked
- ExtensionNov 2021Decision
- ExtensionJun 2021Decision
+ 1 more application in the report
Unlock 42 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 (4 on record)
- All 4 applications on this property in full, plus 2 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other East Drive homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
42 East Drive outperforms the street on price per m² by a wide margin.
Price per m²
£8,082
Street avg £4,272
Floor Area
79 m²
Street avg 79 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.1 t/year
Street avg 3.6 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.
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.
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· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
43.5dB
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
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Early 20th centurySemi-Detached HouseEPC D
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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 42 East Drive is modelled from its 79 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 42 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 42 East Drive was lodged in May 2014 at band D and expired in May 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 42 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
- 42 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 42 East Drive, Watford, WD25 0AH. Each answer is also embedded as structured data for search engines.
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