Model valuation£417,0008 Busby Close
Local market context
2 West Drive, Watford, WD25 0AL
4 sales on record
Estimated value
£611,000
- Since the 2025 sale (£470,000)+30%
- Against WD25 0AL's recent median (£310,000)+97%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
128 m²
1378 sq ft
Energy rating
C
Score 70
Council tax
Band C
Tenure
Freehold
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
£611,000
- Against its 2025 sale (£470,000)+30%
- Against WD25 0AL's recent median (£310,000)+97%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 West Drive is modelled from its 128 m² EPC floor area, its 4 recorded sales 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
128 m² from the EPC lodged in April 2026
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in WD25 0AL
5 sales, median £310,000 (2024–2018)
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 | 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.
2 West Drive has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
21 August 2025Most recent
£470,000
+40.3%over 11 years29 September 2013
£335,000
+48.9%over 11 years8 July 2002
£224,950
+91.4%over 4 years12 December 1997
£117,500
Median price across the last 5 sales in WD25 0AL: £310,000 (2024–2018).
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
One time fee only - money back guarantee
About 2 West Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 West Drive is a three-bedroom semi-detached house in Watford (WD25 0AL). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1930-1949 and council tax band C. Tenure is freehold. The latest certificate (April 2026) shows a C (score 70). When first surveyed in June 2013 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, lighting went from Poor to Good and main heating went from Good to Very Good; while roof efficiency dropped from Very Good to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
At 128 m² the property is well over the postcode median (53 m² across 14 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Most recent transfer was August 2025 at £470,000 — fresh data. Across 1997–2025, sale prices on this property compounded at 5.1% per year. Today's modelled estimate of £611,000 is 30% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£341/sq ft) was about 15.3% above the typical sold price in the postcode.
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
- Bathrooms2
Outside
- Private gardenYes
- ParkingOff road
Building
- TenureFreehold
- Heating systemGas
Before you decide
Everything you need to know about 2 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 3)
Apr 2026
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
—
Certificate validity
Valid until 8 April 2036
Property Improvements
Changes detected from historical EPC data
Sept 2023from Jun 2013
EPC improved fromD61toC69
Heating Controls
FullProg + TRVs
Heating controls changed
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
18%100%
More low energy lighting installed
Apr 2026from Sept 2023
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Windows
Full DoubleHigh Performance
High performance glazing installed
Planning history
Applications and permits filed against 2 West Drive, Watford, WD25 0AL, sourced from the PlanIt planning register.
2 West Drive 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 West Drive homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 2 West Drive runs well behind the street norm.
Price per m²
£3,672
Street avg £4,245
Floor Area
128 m²
Street avg 75 m²
CO₂ Emissions
4.0 t/year
Street avg 4.5 t/year
Years Held
1 years
Street avg 12 years
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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseFreeholdEPC C
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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.
£662k
1 All Saints Crescent
WD25 0LU
3 bed1 bath
£516k
1 Bramble Close
WD25 0HF
3 bed1 bath
£512k
1 Austin Villas, Woodside Road
WD25 0GD
3 bed2 bath
£479k
1 Derwent Close
WD25 0NQ
3 bed1 bath
£898k
1 Coopers Mews
WD25 0JD
3 bed2 bath
£680k
1 Cypress Walk
WD25 0RY
4 bed
£504k
1 Avon Close
WD25 0DN
2 bed1 bath
£479k
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 2 West Drive is modelled from its 128 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 2 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 2 West Drive was lodged in April 2026 at band C and is valid until April 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. None is matched to 2 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
- 2 West Drive 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 2 West Drive, Watford, WD25 0AL. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0ALSold prices, values and energy ratings for the postcode
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- 2 West Drive, Watford valuationHow the estimate is built and what moves it
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