Model valuation£417,0008 Busby Close
Local market context
65 Harris Road, Watford, WD25 0AZ
5 planning records
Estimated value
£777,000
- Since the 2016 sale (£465,000)+67%
- Against WD25 0AZ's recent median (£468,000)+66%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
190 m²
2045 sq ft
Energy rating
C
Score 75
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
£777,000
- Against its 2016 sale (£465,000)+67%
- Against WD25 0AZ's recent median (£468,000)+66%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 65 Harris Road is modelled from its 190 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AZ. 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
190 m² from the EPC lodged in December 2024
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in WD25 0AZ
5 sales, median £468,000 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 applications | 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.
65 Harris Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
13 July 2016Most recent
£465,000
Median price across the last 5 sales in WD25 0AZ: £468,000 (2023–2017).
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
One time fee only - money back guarantee
About 65 Harris Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
65 Harris Road is a five-bedroom semi-detached house in Watford (WD25 0AZ). It has a recorded floor area of 190 m² (around 2045 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (December 2024) shows a C (score 75), near the top of the C band. When first surveyed in January 2009 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Poor to Average and lighting went from Average to Very Good. The recommended improvements would push it to B (score 82).
At 190 m² the property is well over the postcode median (86 m² across 11 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £777,000 sits 67.1% above the 2016 sale of £465,000. On a £-per-square-foot basis, the last sale (£227/sq ft) was about 44.8% below the postcode norm. 5 planning records sit against the property, 1 approved, 3 refused. Past consents include an extension, a loft conversion and a porch, meaningful when judging how the property has evolved. 10 years since the last transfer (July 2016).
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
- Bedrooms5
- Bathrooms2
Before you decide
Everything you need to know about 65 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(1 of 2)
Dec 2024
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 December 2034
Property Improvements
Changes detected from historical EPC data
Dec 2024from Jan 2009
EPC improved fromE52toC75
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 65 Harris Road, Watford, WD25 0AZ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
5 applications on record at 65 Harris Road, Watford, WD25 0AZ
5decisions5extensions57documents2nearby
Flagged:Subdivision
- Dec 2007ExtensionFullOutcome in report
Extension of existing house to form 2 new 1-bed flats with additional parking
- Documents
- 20 docs on file
- Reference
- 07/01328/FUL
- More recent applications — locked
- ExtensionJul 2018Decision
- Loft ConversionJul 2017Decision
+ 2 more applications in the report
Unlock 65 Harris Road, Watford, WD25 0AZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 2 notable nearby
- The 57 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Harris Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
65 Harris Road is notably below the street on price per m².
Price per m²
£2,447
Street avg £4,735
Floor Area
190 m²
Street avg 91 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 3.5 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
0.1 km
Harris Road — bus stop.
Closest school
0.3 km
Kingsway Junior School. 28 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary324m
- Kingsway Infants' SchoolPrimary364m
- Leavesden JMI SchoolPrimary586m
- Cherry Tree Primary SchoolPrimary631m
Nearest stops
- Harris RoadBus stop51m
- North ApproachBus stop175m
- North Western AvenueBus stop203m
- Evans AvenueBus stop205m
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 0AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.4dB
Night-time· 23:00 – 07:00
45.2dB
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
Mid 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m
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£662k
1 All Saints Crescent
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1 Ennerdale Drive
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1 Bramble Close
WD25 0HF
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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 65 Harris Road is modelled from its 190 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0AZ. 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 65 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 65 Harris Road was lodged in December 2024 at band C and is valid until December 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 65 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 0AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 65 Harris Road 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 65 Harris Road, Watford, WD25 0AZ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0AZSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 65 Harris Road, Watford valuationHow the estimate is built and what moves it
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