Model valuation£417,0008 Busby Close
Local market context
9 West Drive, Watford, WD25 0AL
6 sales on record1 planning record
Estimated value
£296,000
- Since the 2016 sale (£277,000)+7%
- Against WD25 0AL's recent median (£370,000)-20%
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
Habitable rooms
2
From EPC
Floor area
49 m²
527 sq ft
Energy rating
D
Score 59
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
£296,000
- Against its 2016 sale (£277,000)+7%
- Against WD25 0AL's recent median (£370,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 West Drive is modelled from its 49 m² EPC floor area, its 6 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
49 m² from the EPC lodged in July 2016
Sales of this home
6 sales recorded, the latest in 2016
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.
Price for 9 West Drive has grown more than fourfold since the 1997 starting point.
Sales timeline
8 December 2016Most recent
£277,000
8 December 2016
£277,000
+73.2%over 8 years1 October 2008
£159,950
1 October 2008
£159,950
+84.0%over 7 years19 July 2001
£86,950
+77.4%over 4 years26 June 1997
£49,000
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 9 West Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 West Drive is a detached house in Watford (WD25 0AL). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2016) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 74). The latest certificate is from July 2016, so improvements made since then won't be reflected.
Last changed hands 10 years ago, in December 2016. Across the public record there are 6 sales, relatively high churn for a single property. Across 1997–2016, sale prices on this property compounded at 9.3% per year. On a £-per-square-foot basis, the last sale (£525/sq ft) was about 107.8% above the typical sold price in the postcode. At 49 m² it's 16.9% smaller than the typical home in the postcode (59 m² median across 14 EPCs). One historical planning record sits against the property in 2010.
Before you decide
Everything you need to know about 9 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Jul 2026
Current Certificate
Jul 2016EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 10 July 2026
Planning history
Applications and permits filed against 9 West Drive, Watford, WD25 0AL, sourced from the PlanIt planning register.
1 application on record at 9 West Drive, Watford, WD25 0AL
1decisions1extensions25documents2nearby
- Oct 2010ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear extension.
- Documents
- 25 docs on file
- Reference
- 10/00819/FULH
Unlock 9 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 25 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.
Price per m² for 9 West Drive runs comfortably ahead of the street norm.
Price per m²
£5,653
Street avg £3,881
Floor Area
49 m²
Street avg 48 m²
Habitable Rooms
2 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 MaisonetteEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
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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.
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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 9 West Drive is modelled from its 49 m² EPC floor area, its 6 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. 6 sales are recorded for 9 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 9 West Drive was lodged in July 2016 at band D and expired in July 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. 1 application is matched to 9 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
- 9 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 9 West Drive, Watford, WD25 0AL. Each answer is also embedded as structured data for search engines.
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