Model valuation£417,0008 Busby Close
Local market context
15 Florence Close, Watford, WD25 0AS
Extendable3 sales on record1 planning record
Estimated value
£488,000
- Since the 2018 sale (£370,000)+32%
- Against WD25 0AS's recent median (£387,475)+26%
Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
85 m²
912 sq ft
Energy rating
D
Score 58
Council tax
Band D
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
£488,000
- Against its 2018 sale (£370,000)+32%
- Against WD25 0AS's recent median (£387,475)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 15 Florence Close is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 0AS. 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
85 m² from the EPC lodged in March 2012
Sales of this home
3 sales recorded, the latest in 2018
Recent sales in WD25 0AS
2 sales, median £387,475 (2023–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2023 | 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.
15 Florence Close has more than quadrupled in price since its earliest registered sale in 2001.
Sales timeline
2 February 2018Most recent
£370,000
+48.0%over 5 years24 June 2012
£249,999
+180.9%over 10 years14 October 2001
£89,000
Median price across the last 2 sales in WD25 0AS: £387,475 (2023–2014).
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 15 Florence Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 Florence Close is a three-bedroom semi-detached house in Watford (WD25 0AS). It has a recorded floor area of 85 m² (around 912 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (March 2012) shows a D (score 58), a step below the typical UK home. When first surveyed in September 2010 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Very Poor to Good and main heating went from Average to Good; while roof efficiency dropped from Good to Very Poor and lighting dropped from Good to Very Poor. The latest certificate is from March 2012, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in February 2018, so it's been off the market for around 9 years. Across 2001–2018, sale prices on this property compounded at 9.1% per year. Today's modelled estimate of £488,000 is 31.9% above the 2018 sale price.
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
- Bedrooms3
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff street
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 15 Florence Close
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.
15 Florence Close'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 01 Mar 2022
Current Certificate(1 of 2)
Mar 2012
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 March 2022
Property Improvements
Changes detected from historical EPC data
Mar 2012from Sept 2010
EPC improved fromF33toD58
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
60%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 15 Florence Close, Watford, WD25 0AS, sourced from the PlanIt planning register.
15 Florence Close has an approved single-storey rear extension on the planning record.
1 application on record at 15 Florence Close, Watford, WD25 0AS
1decisions1extensions9documents2nearby
- Apr 2021ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6.0m for which the maximum height would be 3.0m and for which the height of the eaves would be 3.0m
- Documents
- 9 docs on file
- Reference
- 21/00385/HPD
Unlock 15 Florence Close, Watford, WD25 0AS'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 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Florence Close homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 15 Florence Close runs well behind the street norm.
EPC Rating
58 (D)
Street avg 68 (D)
Floor Area
85 m²
Street avg 77 m²
CO₂ Emissions
4.5 t/year
Street avg 3.0 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
0.1 km
Rushton Avenue — bus stop.
Closest school
0.2 km
Kingsway Junior School. 28 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary212m
- Kingsway Infants' SchoolPrimary300m
- Leavesden JMI SchoolPrimary554m
- Cherry Tree Primary SchoolPrimary647m
Nearest stops
- Rushton AvenueBus stop103m
- Briar RoadBus stop255m
- North ApproachBus stop357m
- Harris RoadBus stop376m
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 0AS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Mid 20th centurySemi-Detached HouseEPC D
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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 15 Florence Close is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 0AS. 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 15 Florence Close. 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 15 Florence Close was lodged in March 2012 at band D and expired in March 2022, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 15 Florence Close. 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 28 schools and 30 stops listed are measured in a straight line from WD25 0AS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 15 Florence Close is in council tax band D. 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 15 Florence Close, Watford, WD25 0AS. Each answer is also embedded as structured data for search engines.
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