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22 West Drive, Watford, WD25 0AL

Estimated value

£481,000

  • Since the 2007 sale (£239,950)+100%
  • Against WD25 0AL's recent median (£370,000)+30%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
E
Score 48
Council tax
Band D
Tenure
Owner Occupied
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Valuation

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

£481,000

  • Against its 2007 sale (£239,950)+100%
  • Against WD25 0AL's recent median (£370,000)+30%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 West Drive is modelled from its 72 m² EPC floor area, its 2 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

    72 m² from the EPC lodged in August 2016

  • Sales of this home

    2 sales recorded, the latest in 2007

  • Recent sales in WD25 0AL

    5 sales, median £370,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

22 West Drive's estimated value is more than triple its earliest registered sale price (2000).

Sales timeline

  1. 19 August 2007Most recent

    £239,950

    +98.3%over 7 years

  2. 3 August 2000

    £121,000

Median price across the last 5 sales in WD25 0AL: £370,000 (2025–2018).

Risks

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

Overview

About 22 West Drive

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 West Drive is a two-bedroom semi-detached house in Watford (WD25 0AL). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2016) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from August 2016, so improvements made since then won't be reflected. Other recorded features include outbuildings.

Held since August 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 72 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). Across 2000–2007, sale prices on this property compounded at 10.2% per year. Today's modelled estimate of £481,000 sits 100.5% above the 2007 sale of £239,950.

Specifications

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
  • Bathrooms1
  • Dining roomYes
  • Utility roomYes

Outside

  • Private gardenWest-facing
  • GarageYes
  • OutbuildingsYes
Before you decide

Everything you need to know about 22 West Drive

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 11 Aug 2026

Current Certificate
Aug 2016

EPC Rating

A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 11 August 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 22 West Drive, Watford, WD25 0AL, sourced from the PlanIt planning register.

22 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.

On the street

Versus other West Drive homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

22 West Drive is notably below the street on price per m².

Price per m²

£3,333

Street avg £4,313

Strongly below

Floor Area

72 m²

Street avg 86 m²

On par

Habitable Rooms

4 rooms

Street avg 4 rooms

Below

CO₂ Emissions

4.7 t/year

Street avg 4.3 t/year

On par
Area

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.
Full Watford report

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.

Noise

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 road noise heatmap for WD25 0AL

Daytime· 07:00 – 23:00

51.0dB

Low
Night-time road noise heatmap for WD25 0AL

Night-time· 23:00 – 07:00

42.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) wallsPermanent outbuildings

Because the property has solid (non-cavity) walls and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£479k

1 Aspen Park Drive

WD25 0RS

2 bed2 bath
£504k

1 Avon Close

WD25 0DN

2 bed1 bath
£429k

1 Cedar Wood Drive

WD25 0RR

2 bed
£428k

1 Alder Walk

WD25 0RT

2 bed2 bath
£479k

1 Derwent Close

WD25 0NQ

3 bed1 bath
£512k

1 Austin Villas, Woodside Road

WD25 0GD

3 bed2 bath
£516k

1 Bramble Close

WD25 0HF

3 bed1 bath
£662k

1 All Saints Crescent

WD25 0LU

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 West Drive is modelled from its 72 m² EPC floor area, its 2 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. 2 sales are recorded for 22 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 22 West Drive was lodged in August 2016 at band E and expired in August 2026, so a new one is needed to sell or let. 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 22 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
22 West 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 West Drive, Watford, WD25 0AL. Each answer is also embedded as structured data for search engines.

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