Model valuation£417,0008 Busby Close
Local market context
12 Gates Lane, Watford, WD25 0BG
EPC B1 planning record
Estimated value
£563,000
- Since the 2018 sale (£495,000)+14%
- Against WD25 0BG's recent median (£210,000)+168%
Newest record on this page: January 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
87 m²
936 sq ft
Energy rating
B
Score 87
Tenure
Social 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
£563,000
- Against its 2018 sale (£495,000)+14%
- Against WD25 0BG's recent median (£210,000)+168%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Gates Lane is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0BG. 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
87 m² from the EPC lodged in September 2018
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in WD25 0BG
3 sales, median £210,000 (2018–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2018 | 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.
Sales timeline
27 September 2018Most recent
£495,000
Median price across the last 3 sales in WD25 0BG: £210,000 (2018–2018).
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 12 Gates Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Gates Lane is a detached house in Watford (WD25 0BG). It has a recorded floor area of 87 m² (around 936 sq ft). The latest certificate (September 2018) returns a high B (score 87), putting the home a stone's throw from an A rating.
One planning record on file: an extension approved in 2020. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 87 m² it's 16% larger than the typical home in the postcode (75 m² median across 11 EPCs). Today's modelled estimate of £563,000 is 13.7% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£529/sq ft) was about 85.9% above the typical sold price in the postcode. Last sale on file: £495,000 in September 2018.
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Everything you need to know about 12 Gates Lane
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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.
12 Gates Lane's carbon output is low for the local stock.
Current Certificate
Sept 2018EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
1.0 t/year
Occupancy
Rented
Certificate validity
Valid until 11 September 2028
Planning history
Applications and permits filed against 12 Gates Lane, Watford, WD25 0BG, sourced from the PlanIt planning register.
12 Gates Lane has an approved extension on the planning record.
1 application on record at 12 Gates Lane, Watford, WD25 0BG
1decisions1extensions13documents2nearby
- Jan 2020ConservatoryFullOutcome in report
Erection of conservatory
Extension- Documents
- 13 docs on file
- Reference
- 19/2187/FUL
Unlock 12 Gates Lane, Watford, WD25 0BG's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gates Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12 Gates Lane stands well clear of the street.
Price per m²
£5,690
Street avg £4,063
Floor Area
87 m²
Street avg 68 m²
CO₂ Emissions
1.0 t/year
Street avg 1.0 t/year
Years Held
8 years
Street avg 8 years
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
0.3 km
Orchard Avenue — bus stop.
Closest school
0.7 km
Alban Wood Primary School and Nursery. 20 schools nearby.
Nearest schools
- Alban Wood Primary School and NurseryPrimary654m
- Parmiter's SchoolSecondary759m
- Future Academies WatfordSecondary813m
- Saint Michael's Catholic High SchoolSecondary1.1km
Nearest stops
- Orchard AvenueBus stop257m
- Leavesden Country ParkBus stop339m
- Farriers CourtBus stop398m
- Newhouse CrescentBus stop560m
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 0BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
41.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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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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 12 Gates Lane is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0BG. 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 12 Gates Lane. 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 12 Gates Lane was lodged in September 2018 at band B and is valid until September 2028. 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 12 Gates Lane. 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 20 schools and 30 stops listed are measured in a straight line from WD25 0BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Gates Lane, Watford, WD25 0BG. Each answer is also embedded as structured data for search engines.
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