Model valuation£417,0008 Busby Close
Local market context
16 West Drive, Watford, WD25 0AL
Extendable1 planning record
Estimated value
£614,000
- Since the 2018 sale (£477,950)+28%
- Against WD25 0AL's recent median (£310,000)+98%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
98 m²
1055 sq ft
Energy rating
E
Score 53
Council tax
Band E
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
£614,000
- Against its 2018 sale (£477,950)+28%
- Against WD25 0AL's recent median (£310,000)+98%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 West Drive is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AL. 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
98 m² from the EPC lodged in December 2017
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in WD25 0AL
5 sales, median £310,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
Latest sale on 16 West Drive was the highest on Land Registry record across the postcode.
Sales timeline
9 July 2018Most recent
£477,950
Median price across the last 5 sales in WD25 0AL: £310,000 (2025–2018).
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 16 West Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 West Drive is a three-bedroom detached house in Watford (WD25 0AL). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (December 2017) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy.
At 98 m² the property is well over the postcode median (53 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Today's modelled estimate of £614,000 is 28.5% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£453/sq ft) was about 72.8% above the typical sold price in the postcode. Last changed hands 8 years ago, in July 2018. One historical planning record sits against the property in 2019.
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
- Bedrooms3
- Bathrooms1
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenRear
- DrivewayYes
Building
- Heating systemGas
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 16 West 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.
Current Certificate
Dec 2017EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 December 2027
Planning history
Applications and permits filed against 16 West Drive, Watford, WD25 0AL, sourced from the PlanIt planning register.
1 application on record at 16 West Drive, Watford, WD25 0AL
1decisions1extensions4documents2nearby
- Mar 2019ExtensionFullOutcome in report
Extension: Rear of property
Erection of a double and single storey rear extension
- Documents
- 4 docs on file
- Reference
- 19/00068/FULH
Unlock 16 West Drive, Watford, WD25 0AL'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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Versus other West Drive homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 16 West Drive runs well behind the street norm.
Price per m²
£4,877
Street avg £4,004
Floor Area
98 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
5.7 t/year
Street avg 4.1 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
Rushton Avenue — bus stop.
Closest school
0.3 km
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary300m
- Kingsway Junior SchoolPrimary721m
- Kingsway Infants' SchoolPrimary809m
- Parkgate Infants' and Nursery SchoolPrimary820m
Nearest stops
- Rushton AvenueBus stop445m
- LibraryBus stop503m
- Holland GardensBus stop612m
- Cow LaneBus stop614m
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 0AL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
42.0dB
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 centuryDetached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · 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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£680k
1 Cypress Walk
WD25 0RY
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1 Avon Close
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1 Aspen Park Drive
WD25 0RS
2 bed2 bath
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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 16 West Drive is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AL. 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 West 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 West Drive was lodged in December 2017 at band E and is valid until December 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 West 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 0AL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 West Drive is in council tax band E. 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 16 West Drive, Watford, WD25 0AL. Each answer is also embedded as structured data for search engines.
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