Model valuation£417,0008 Busby Close
Local market context
118 North Western Avenue, Watford, WD25 0AN
3 sales on record2 planning records
Estimated value
£428,000
- Since the 2018 sale (£356,000)+20%
- Against WD25 0AN's recent median (£380,000)+13%
Newest record on this page: April 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
68 m²
732 sq ft
Energy rating
D
Score 63
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
£428,000
- Against its 2018 sale (£356,000)+20%
- Against WD25 0AN's recent median (£380,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 118 North Western Avenue is modelled from its 68 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 0AN. 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
68 m² from the EPC lodged in November 2011
Sales of this home
3 sales recorded, the latest in 2018
Recent sales in WD25 0AN
5 sales, median £380,000 (2022–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Sale price has at least doubled since 2005.
Sales timeline
17 April 2018Most recent
£356,000
+56.5%over 5 years10 May 2012
£227,500
+46.8%over 7 years28 April 2005
£155,000
Median price across the last 5 sales in WD25 0AN: £380,000 (2022–2014).
Nearby sales in WD25 0AN
124 North Western Avenue, Watford, WD25 0AN
Sold Apr 2022
£430,000120 North Western Avenue, Watford, WD25 0AN
Sold Sept 2021
£470,000116 North Western Avenue, Watford, WD25 0AN
Sold Aug 2021
£345,000144 North Western Avenue, Watford, WD25 0AN
Sold Apr 2017
£380,000136 North Western Avenue, Watford, WD25 0AN
Sold Oct 2014
£365,000
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 118 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
118 North Western Avenue is a two-bedroom semi-detached house in Watford (WD25 0AN). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2011) shows a D (score 63), on the cusp of jumping into the C band. The latest certificate is from November 2011, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Across 2005–2018, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £428,000 is 20.2% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£486/sq ft) was about 93.2% above the typical sold price in the postcode. Last changed hands 8 years ago, in April 2018. 2 planning records sit against the property, 0 approved, 1 refused. At 68 m² it's 20% smaller than the typical home in the postcode (85 m² median across 11 EPCs).
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
- Bathrooms2
- Dining roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- ParkingOff road
Before you decide
Everything you need to know about 118 North Western Avenue
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.
118 North Western Avenue's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Nov 2021
Current Certificate
Nov 2011EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 November 2021
Planning history
Applications and permits filed against 118 North Western Avenue, Watford, WD25 0AN, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 118 North Western Avenue, Watford, WD25 0AN
2decisions1extensions18documents2nearby
Flagged:Subdivision
- Jul 2018ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Proposed single storey rear extension
- Documents
- 7 docs on file
- Reference
- 18/00600/FUL
- More recent applications — locked
- SubdivisionFeb 2019Decision
Unlock 118 North Western Avenue, Watford, WD25 0AN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other North Western Avenue homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
118 North Western Avenue outperforms the street on price per m² by a wide margin.
Price per m²
£5,235
Street avg £3,855
Floor Area
68 m²
Street avg 81 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.0 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 SchoolPrimary269m
- Kingsway Junior SchoolPrimary697m
- Kingsway Infants' SchoolPrimary785m
- Parkgate Infants' and Nursery SchoolPrimary856m
Nearest stops
- Rushton AvenueBus stop417m
- LibraryBus stop541m
- Holland GardensBus stop656m
- Cow LaneBus stop659m
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 0AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
41.7dB
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 centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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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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 118 North Western Avenue is modelled from its 68 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 0AN. 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. 3 sales are recorded for 118 North Western Avenue. 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 118 North Western Avenue was lodged in November 2011 at band D and expired in November 2021, 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. 2 applications are matched to 118 North Western Avenue. 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 0AN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 118 North Western Avenue 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 118 North Western Avenue, Watford, WD25 0AN. Each answer is also embedded as structured data for search engines.
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