Model valuation£417,0008 Busby Close
Local market context
2 Goodrich Close, Watford, WD25 0BZ
6 sales on record6 planning records
Estimated value
£453,000
- Since the 2018 sale (£370,000)+22%
- Against WD25 0BZ's recent median (£339,000)+34%
Newest record on this page: June 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
82 m²
883 sq ft
Energy rating
C
Score 73
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
£453,000
- Against its 2018 sale (£370,000)+22%
- Against WD25 0BZ's recent median (£339,000)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Goodrich Close is modelled from its 82 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD25 0BZ. 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
82 m² from the EPC lodged in July 2017
Sales of this home
6 sales recorded, the latest in 2018
Recent sales in WD25 0BZ
5 sales, median £339,000 (2022–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
Price for 2 Goodrich Close has grown more than fourfold since the 1995 starting point.
Sales timeline
19 February 2018Most recent
£370,000
+29.8%over 3 years16 October 2014
£285,000
+40.0%over 7 years6 December 2006
£203,500
+17.0%over 2 years5 August 2004
£174,000
+75.8%over 4 years5 January 2000
£98,950
+59.6%over 4 years11 May 1995
£62,000
Median price across the last 5 sales in WD25 0BZ: £339,000 (2022–2010).
Nearby sales in WD25 0BZ
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 2 Goodrich Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Goodrich Close is a two-bedroom semi-detached house in Watford (WD25 0BZ). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (July 2017) shows a C (score 73). When first surveyed in May 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Very Good and window efficiency went from Average to Good. The recommended improvements would push it to B (score 88).
6 planning records sit against the property, 3 approved, 1 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An application is currently awaiting a decision. 8 years since the last transfer (February 2018). Across the public record there are 6 sales, relatively high churn for a single property. Across 1995–2018, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £453,000 is 22.4% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 58.6% above the typical sold price in the postcode.
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
- Bedrooms2
Before you decide
Everything you need to know about 2 Goodrich 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.
Current Certificate(1 of 3)
Jul 2017
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 July 2027
Property Improvements
Changes detected from historical EPC data
Jan 2015from May 2014
Heating Controls
ThermostatProg + TRVs
Heating controls upgraded for better temperature management
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Jul 2017from Jan 2015
EPC improved fromD56toC73
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Goodrich Close, Watford, WD25 0BZ, sourced from the PlanIt planning register.
A partial demolition application was refused at 2 Goodrich Close in 2021.
6 applications on record at 2 Goodrich Close, Watford, WD25 0BZ
5decisions2extensions41documents2nearby
Flagged:RetrospectiveDemolition
- Mar 2018ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
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 the height of the eaves would be 3.0m.
- Documents
- 7 docs on file
- Reference
- 18/00220/HPD
- More recent applications — locked
- AmendmentMar 2022Decision
- DemolitionSept 2021Decision
+ 3 more applications in the report
Unlock 2 Goodrich Close, Watford, WD25 0BZ'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 6 applications on this property in full, plus 2 notable nearby
- The 41 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Goodrich Close homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Goodrich Close stands well clear of the street.
EPC Rating
73 (C)
Street avg 70 (C)
Floor Area
82 m²
Street avg 84 m²
CO₂ Emissions
2.5 t/year
Street avg 2.8 t/year
Habitable Rooms
4 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
Harris Road — bus stop.
Closest school
0.4 km
Kingsway Junior School. 27 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary408m
- Kingsway Infants' SchoolPrimary458m
- Cherry Tree Primary SchoolPrimary539m
- The Orchard Primary SchoolPrimary663m
Nearest stops
- Harris RoadBus stop124m
- North Western AvenueBus stop250m
- North Western AvenueBus stop270m
- North ApproachBus stop277m
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 0BZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.3dB
Night-time· 23:00 – 07:00
44.1dB
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 C
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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 2 Goodrich Close is modelled from its 82 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD25 0BZ. 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. 6 sales are recorded for 2 Goodrich 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 2 Goodrich Close was lodged in July 2017 at band C and is valid until July 2027. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 2 Goodrich 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 27 schools and 30 stops listed are measured in a straight line from WD25 0BZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Goodrich 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 2 Goodrich Close, Watford, WD25 0BZ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0BZSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 2 Goodrich Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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