Model valuation£417,0008 Busby Close
Local market context
90 North Western Avenue, Watford, WD25 0AJ
Extendable3 sales on record1 planning record
Estimated value
£432,000
- Since the 2019 sale (£355,000)+22%
- Against WD25 0AJ's recent median (£400,000)+8%
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
Bedrooms
2
Bathrooms
2
Floor area
62 m²
667 sq ft
Energy rating
D
Score 66
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
£432,000
- Against its 2019 sale (£355,000)+22%
- Against WD25 0AJ's recent median (£400,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 90 North Western Avenue is modelled from its 62 m² EPC floor area, its 3 recorded sales 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
62 m² from the EPC lodged in May 2026
Sales of this home
3 sales recorded, the latest in 2019
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 | 1 application | 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.
90 North Western Avenue has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
12 December 2019Most recent
£355,000
+65.9%over 7 years27 March 2012
£214,000
+135.2%over 13 years21 September 1998
£91,000
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 90 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
90 North Western Avenue is a two-bedroom semi-detached house in Watford (WD25 0AJ). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (May 2026) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in July 2011 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 79). This certificate was lodged in the last six months, so the rating reflects current condition. Our model identifies extension potential, subject to local planning policy.
Across 1998–2019, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £432,000 is 21.7% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£532/sq ft) was about 108.5% above the typical sold price in the postcode. At 62 m² it's 20% smaller than the typical home in the postcode (78 m² median across 16 EPCs). Most recent transfer: December 2019 at £355,000. One historical planning record sits against the property in 2021.
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
- Bathrooms2
- Dining roomYes
Outside
- Private gardenRear
- GarageDouble, Detached
Building
- Central heatingYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 90 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 May 2036
Property Improvements
Changes detected from historical EPC data
May 2026from Jul 2011
EPC improved fromE52toD66
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 90 North Western Avenue, Watford, WD25 0AJ, sourced from the PlanIt planning register.
1 application on record at 90 North Western Avenue, Watford, WD25 0AJ
1decisions4documents2nearby
Flagged:Retrospective
- Jan 2021OutbuildingFullOutcome in report
Replacement of existing garages/outhouses with new outhouses to rear gardens of both properties (joint application/retrospective)
Retrospective- Documents
- 4 docs on file
- Reference
- 20/01303/FULH
Unlock 90 North Western Avenue, Watford, WD25 0AJ'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 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
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.
On co₂ emissions, 90 North Western Avenue stands well clear of the street.
Price per m²
£5,726
Street avg £3,931
Floor Area
62 m²
Street avg 76 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.7 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.
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
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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 90 North Western Avenue is modelled from its 62 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 90 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 90 North Western Avenue was lodged in May 2026 at band D and is valid until May 2036. 2 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 90 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
- 90 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 90 North Western Avenue, Watford, WD25 0AJ. Each answer is also embedded as structured data for search engines.
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