Model valuation£417,0008 Busby Close
Local market context
8 West Drive, Watford, WD25 0AL
7 sales on record1 planning record
Estimated value
£346,000
- Since the 2017 sale (£335,000)+3%
- Against WD25 0AL's recent median (£370,000)-6%
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
Floor Ground
Bedrooms
2
Floor area
62 m²
667 sq ft
Energy rating
D
Score 65
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
£346,000
- Against its 2017 sale (£335,000)+3%
- Against WD25 0AL's recent median (£370,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 West Drive is modelled from its 62 m² EPC floor area, its 7 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
62 m² from the EPC lodged in November 2016
Sales of this home
7 sales recorded, the latest in 2017
Recent sales in WD25 0AL
5 sales, median £370,000 (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.
8 West Drive has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
22 June 2017Most recent
£335,000
+116.1%over 5 years14 June 2012
£155,000
+10.7%over 5 years10 August 2006
£140,000
+12.9%over 2 years27 May 2004
£124,000
+61.6%over 4 years3 December 1999
£76,750
+50.5%over 2 years28 July 1997
£51,000
+14.6%over 1 year29 April 1996
£44,500
Median price across the last 5 sales in WD25 0AL: £370,000 (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 8 West Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 West Drive is a two-bedroom detached house in Watford (WD25 0AL). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2016) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in January 2012 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 76). At 62 m² this is the 9th smallest of 15 units on EPC record in the building, where floor areas span 35–128 m². The building's EPC ratings span E to C across 15 units on file.
Last sold in June 2017, so it's been off the market for around 9 years. Across the public record there are 7 sales, relatively high churn for a single property. At 62 m² it's 17% larger than the typical home in the postcode (53 m² median across 14 EPCs). Across 1996–2017, sale prices on this property compounded at 10% per year. On a £-per-square-foot basis, the last sale (£502/sq ft) was about 65.5% above the typical sold price in the postcode. One historical planning record sits against the property in 2013.
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
Before you decide
Everything you need to know about 8 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.
Current Certificate(1 of 2)
Nov 2016
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 November 2026
Property Improvements
Changes detected from historical EPC data
Nov 2016from Jan 2012
EPC improved fromE51toD65
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
0%85%
More low energy lighting installed
Planning history
Applications and permits filed against 8 West Drive, Watford, WD25 0AL, sourced from the PlanIt planning register.
1 application on record at 8 West Drive, Watford, WD25 0AL
1decisions1extensions68documents2nearby
- May 2013ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear extension.( Amended plans)
- Documents
- 68 docs on file
- Reference
- 13/00194/FUL
Unlock 8 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 68 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 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 8 West Drive runs comfortably ahead of the street norm.
Price per m²
£5,403
Street avg £3,917
Floor Area
62 m²
Street avg 46 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.9 t/year
Street avg 2.4 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 centuryGround Floor FlatEPC DSolid (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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1 Austin Villas, Woodside Road
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1 Ennerdale Drive
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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 8 West Drive is modelled from its 62 m² EPC floor area, its 7 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. 7 sales are recorded for 8 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 8 West Drive was lodged in November 2016 at band D and is valid until November 2026. 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 8 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
- 8 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 8 West Drive, Watford, WD25 0AL. Each answer is also embedded as structured data for search engines.
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