Model valuation£417,0008 Busby Close
Local market context
111a, North Western Avenue, Watford, WD25 0AQ
Estimated value
£276,000
- Since the 2024 sale (£250,000)+10%
- Against WD25 0AQ's recent median (£388,000)-29%
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
Semi-detached
Floor 1st
Habitable rooms
2
From EPC
Floor area
88 m²
947 sq ft
Energy rating
E
Score 50
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
£276,000
- Against its 2024 sale (£250,000)+10%
- Against WD25 0AQ's recent median (£388,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 111a is modelled from its 88 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
88 m² from the EPC lodged in January 2015
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 | None on this home | 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.
111a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 May 2024Most recent
£250,000
+34.8%over 5 years6 February 2019
£185,500
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 111a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
111a is a semi-detached house in Watford (WD25 0AQ). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (January 2015) shows an E (score 50), 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 January 2015, so improvements made since then won't be reflected.
At 88 m² it's 27.5% larger than the typical home in the postcode (69 m² median across 23 EPCs). Across 2019–2024, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £276,000 is 10.4% above the 2024 sale price. Last sale on file: £250,000 in May 2024.
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Everything you need to know about 111a
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 21 Jan 2025
Current Certificate
Jan 2015EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 January 2025
Planning history
Applications and permits filed against 111a, North Western Avenue, Watford, WD25 0AQ, sourced from the PlanIt planning register.
111a 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.
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.
On floor area, 111a stands well clear of the street.
Price per m²
£2,841
Street avg £8,502
Floor Area
88 m²
Street avg 45 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
5.8 t/year
Street avg 2.5 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 century1st 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 111a is modelled from its 88 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 111a. 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 111a was lodged in January 2015 at band E and expired in January 2025, 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. None is matched to 111a. 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
- 111a 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 111a, 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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