Model valuation£417,0008 Busby Close
Local market context
84 North Western Avenue, Watford, WD25 0AJ
Estimated value
£396,000
- Against WD25 0AJ's recent median (£400,000)-1%
Newest record on this page: December 2025. 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
58 m²
624 sq ft
Energy rating
E
Score 49
Council tax
Band C
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
£396,000
- Against WD25 0AJ's recent median (£400,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 84 North Western Avenue is modelled from its 58 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0AJ. 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
58 m² from the EPC lodged in December 2025
Sales of this home
No sale recorded since 1995
Recent sales in WD25 0AJ
5 sales, median £400,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | 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.
84 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 0AJ: £400,000 (2024–2021).
Nearby sales in WD25 0AJ
78 North Western Avenue, Watford, WD25 0AJ
Sold Jun 2024
£446,000100 North Western Avenue, Watford, WD25 0AJ
Sold May 2022
£395,00080 North Western Avenue, Watford, WD25 0AJ
Sold Apr 2022
£382,000110 North Western Avenue, Watford, WD25 0AJ
Sold Aug 2021
£400,00092 North Western Avenue, Watford, WD25 0AJ
Sold Jun 2021
£412,000
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 84 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
84 North Western Avenue is a semi-detached house in Watford (WD25 0AJ). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (December 2025) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump.
At 58 m² it's 25.2% smaller than the typical home in the postcode (78 m² median across 16 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 84 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.
84 North Western Avenue sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Dec 2025EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 December 2035
Planning history
Applications and permits filed against 84 North Western Avenue, Watford, WD25 0AJ, sourced from the PlanIt planning register.
84 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 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 84 North Western Avenue lags the street by a wide margin.
EPC Rating
49 (E)
Street avg 62 (D)
Floor Area
58 m²
Street avg 77 m²
CO₂ Emissions
3.6 t/year
Street avg 3.6 t/year
Habitable Rooms
4 rooms
Street avg 4 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.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Library — bus stop.
Closest school
0.3 km
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary340m
- Parkgate Infants' and Nursery SchoolPrimary720m
- Kingsway Junior SchoolPrimary813m
- Kingsway Infants' SchoolPrimary901m
Nearest stops
- LibraryBus stop403m
- Cow LaneBus stop527m
- Rushton AvenueBus stop540m
- Holland GardensBus stop547m
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 0AJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
42.8dB
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 ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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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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 84 North Western Avenue is modelled from its 58 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0AJ. 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 84 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 84 North Western Avenue was lodged in December 2025 at band E and is valid until December 2035. 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 84 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 0AJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 84 North Western Avenue is in council tax band C. 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 84 North Western Avenue, Watford, WD25 0AJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD25 0AJSold prices, values and energy ratings for the postcode
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- 84 North Western Avenue, Watford valuationHow the estimate is built and what moves it
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