Model valuation£417,0008 Busby Close
Local market context
40 Harris Road, Watford, WD25 0AY
Estimated value
£440,000
- Since the 2025 sale (£410,000)+7%
- Against WD25 0AY's recent median (£310,000)+42%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
68 m²
732 sq ft
Energy rating
C
Score 73
Council tax
Band C
Tenure
Private Rental
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
£440,000
- Against its 2025 sale (£410,000)+7%
- Against WD25 0AY's recent median (£310,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 40 Harris Road is modelled from its 68 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AY. 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 March 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in WD25 0AY
5 sales, median £310,000 (2024–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | 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.
Latest sale on 40 Harris Road was the highest on Land Registry record across the postcode.
Sales timeline
3 September 2025Most recent
£410,000
Median price across the last 5 sales in WD25 0AY: £310,000 (2024–2011).
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 40 Harris Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
40 Harris Road is a mid-terrace house in Watford (WD25 0AY). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2025) shows a C (score 73). The recommended improvements would push it to B (score 88).
It changed hands recently, sold September 2025 for £410,000. On a £-per-square-foot basis, the last sale (£560/sq ft) was about 53.5% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 40 Harris Road
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.
Current Certificate
Mar 2025EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.2 t/year
Occupancy
Rented
Certificate validity
Valid until 25 March 2035
Planning history
Applications and permits filed against 40 Harris Road, Watford, WD25 0AY, sourced from the PlanIt planning register.
40 Harris Road 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 Harris Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 40 Harris Road runs well behind the street norm.
Price per m²
£6,029
Street avg £4,823
Floor Area
68 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.2 t/year
Street avg 3.0 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
0.1 km
Harris Road — bus stop.
Closest school
0.3 km
Kingsway Junior School. 28 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary270m
- Kingsway Infants' SchoolPrimary307m
- Leavesden JMI SchoolPrimary531m
- Cherry Tree Primary SchoolPrimary669m
Nearest stops
- Harris RoadBus stop84m
- North ApproachBus stop130m
- Evans AvenueBus stop168m
- North Western AvenueBus stop220m
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 0AY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.5dB
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
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Mid 20th centuryMid-Terrace HouseEPC C
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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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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 40 Harris Road is modelled from its 68 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AY. 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. 1 sale is recorded for 40 Harris Road. 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 40 Harris Road was lodged in March 2025 at band C and is valid until March 2035. 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 40 Harris Road. 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 0AY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 40 Harris Road 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 40 Harris Road, Watford, WD25 0AY. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0AYSold prices, values and energy ratings for the postcode
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