Model valuation£417,0008 Busby Close
Local market context
120 North Western Avenue, Watford, WD25 0AN
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
100 m²
1076 sq ft
Energy rating
D
Score 66
Council tax
Band C
Tenure
Owner Occupied
About 120 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
120 North Western Avenue is a semi-detached house in Watford (WD25 0AN). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2026) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in January 2021 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 86), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.
At 100 m² the property is well over the postcode median (73 m² across 11 EPCs), placing it in the larger end of the local stock. On a £-per-square-foot basis, the last sale (£437/sq ft) was about 73.4% above the typical sold price in the postcode. Sold September 2021 for £470,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Aug 2026
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 August 2036
Property Improvements
Changes detected from historical EPC data
Aug 2026from Jan 2021
EPC improved fromE49toD66
Hot Water
AverageGood
Hot water efficiency improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
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
Planning history
Applications and permits filed against 120 North Western Avenue, Watford, WD25 0AN, sourced from the PlanIt planning register.
120 North Western Avenue 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 120 North Western Avenue was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£435,000
Modelled from EPC, postcode comparables.
Last sold (2021)
£470,000
Recorded with HM Land Registry.
Sales timeline
9 September 2021Most recent
£470,000
Median price across the last 5 sales in WD25 0AN: £365,000 (2022–2014).
Nearby sales in WD25 0AN
124 North Western Avenue, Watford, WD25 0AN
Sold Apr 2022
£430,000116 North Western Avenue, Watford, WD25 0AN
Sold Aug 2021
£345,000118 North Western Avenue, Watford, WD25 0AN
Sold Apr 2018
£356,000144 North Western Avenue, Watford, WD25 0AN
Sold Apr 2017
£380,000136 North Western Avenue, Watford, WD25 0AN
Sold Oct 2014
£365,000
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.
On epc rating, 120 North Western Avenue stands well clear of the street.
Price per m²
£4,700
Street avg £3,903
Floor Area
100 m²
Street avg 79 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 t/year
Street avg 4.0 t/year
Property research, connected
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about 120 North Western Avenue, Watford, WD25 0AN. Each answer is also embedded as structured data for search engines.