Model valuation£417,0008 Busby Close
Local market context
111 North Western Avenue, Watford, WD25 0AQ
1 planning record
Estimated value
£231,000
- Since the 2024 sale (£227,000)+2%
- Against WD25 0AQ's recent median (£388,000)-40%
Newest record on this page: March 2026. 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
42 m²
452 sq ft
Energy rating
E
Score 42
Council tax
Band B
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
£231,000
- Against its 2024 sale (£227,000)+2%
- Against WD25 0AQ's recent median (£388,000)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 111 North Western Avenue is modelled from its 42 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0AQ. 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
42 m² from the EPC lodged in June 2016
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in WD25 0AQ
5 sales, median £388,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
111 North Western Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 May 2024Most recent
£227,000
+26.1%over 5 years17 April 2019
£180,000
Median price across the last 5 sales in WD25 0AQ: £388,000 (2026–2025).
Nearby sales in WD25 0AQ
125 North Western Avenue, Watford, WD25 0AQ
Sold Mar 2026
£380,000153 North Western Avenue, Watford, WD25 0AQ
Sold Mar 2026
£450,000113a, North Western Avenue, Watford, WD25 0AQ
Sold Nov 2025
£210,000157 North Western Avenue, Watford, WD25 0AQ
Sold Nov 2025
£388,000129 North Western Avenue, Watford, WD25 0AQ
Sold Mar 2025
£465,000
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 111 North Western Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
111 North Western Avenue is a detached house in Watford (WD25 0AQ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (June 2016) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump. The latest certificate is from June 2016, so improvements made since then won't be reflected.
One planning application is currently pending a decision in 2021. At 42 m² it sits well below the postcode median (71 m² across 23 EPCs), making it one of the more compact homes locally. Across 2019–2024, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£502/sq ft) was about 107.8% above the typical sold price in the postcode. Most recent transfer: May 2024 at £227,000.
Before you decide
Everything you need to know about 111 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.
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 27 Jun 2026
Current Certificate
Jun 2016EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 June 2026
Planning history
Applications and permits filed against 111 North Western Avenue, Watford, WD25 0AQ, sourced from the PlanIt planning register.
1 application on record at 111 North Western Avenue, Watford, WD25 0AQ
0decisions8documents2nearby
- Jan 2021Demolition And RebuildFullOutcome in report
Demolition of existing detached building comprising 1x 1 bedroom flat and 1x 2 bedroom flat and construction of a 2.5 storey building with lower ground floor comprising 3x 2 bedroom flats and 1x 1 bedroom flat.
- Documents
- 8 docs on file
- Reference
- 21/00064/FUL
Unlock 111 North Western Avenue, Watford, WD25 0AQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 2 notable nearby
- The 8 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 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
111 North Western Avenue is notably below the street on epc rating.
Price per m²
£5,405
Street avg £7,989
Floor Area
42 m²
Street avg 49 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
4.3 t/year
Street avg 2.6 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
Library — bus stop.
Closest school
0.3 km
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary262m
- Parkgate Infants' and Nursery SchoolPrimary737m
- Kingsway Junior SchoolPrimary827m
- Beechfield SchoolPrimary856m
Nearest stops
- LibraryBus stop431m
- Rushton AvenueBus stop547m
- Bushey Mill LaneBus stop572m
- Bushey Mill CrescentBus stop584m
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 0AQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
42.1dB
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 ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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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 111 North Western Avenue is modelled from its 42 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0AQ. 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 111 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 111 North Western Avenue was lodged in June 2016 at band E and expired in June 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 111 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 0AQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 111 North Western Avenue is in council tax band B. 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 111 North Western Avenue, Watford, WD25 0AQ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0AQSold prices, values and energy ratings for the postcode
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