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52 Ross Crescent, Watford, WD25 0DB

1 planning record

Estimated value

£455,000

  • Since the 2020 sale (£406,000)+12%
  • Against WD25 0DB's recent median (£415,000)+10%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
3
Bathrooms
2
Floor area
61 m²
657 sq ft
Energy rating
E
Score 47
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£455,000

  • Against its 2020 sale (£406,000)+12%
  • Against WD25 0DB's recent median (£415,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 52 Ross Crescent is modelled from its 61 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0DB. 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

    61 m² from the EPC lodged in April 2014

  • Sales of this home

    2 sales recorded, the latest in 2020

  • Recent sales in WD25 0DB

    5 sales, median £415,000 (2025–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 29 April 2020Most recent

    £406,000

    +79.6%over 5 years

  2. 26 June 2014

    £226,000

Median price across the last 5 sales in WD25 0DB: £415,000 (2025–2019).

Risks

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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Overview

About 52 Ross Crescent

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

52 Ross Crescent is a three-bedroom end-of-terrace house in Watford (WD25 0DB). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (April 2014) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 89), a 3-band jump. The latest certificate is from April 2014, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.

One planning record on file: an extension approved in 2014. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. At 61 m² it's 26.1% smaller than the typical home in the postcode (83 m² median across 28 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). Across 2014–2020, sale prices on this property compounded at 10.5% per year. Today's modelled estimate of £455,000 is 12.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£618/sq ft) was about 84.4% above the typical sold price in the postcode. Last sale on file: £406,000 in April 2020.

Specifications

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
  • Bathrooms2
  • EnsuiteYes

Outside

  • Private gardenRear
  • Cul-de-sacYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 52 Ross Crescent

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Apr 2024

Current Certificate
Apr 2014

EPC Rating

A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 13 April 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 52 Ross Crescent, Watford, WD25 0DB, sourced from the PlanIt planning register.

1 application on record at 52 Ross Crescent, Watford, WD25 0DB

1decisions1extensions7documents2nearby
Flagged:Retrospective
  1. Aug 2014
    Loft ConversionAmendment
    Outcome in report

    Extension: Single storey · Rear of property

    Lawful Development Certificate for removal of existing single storey rear cloaks and replace with a single storey rear extension. Hip to gable loft conversion with rear dormer and new window to front elevation.

    RetrospectiveExtension
    Documents
    7 docs on file
    Reference
    14/00929/LDC
    Full record in report

Unlock 52 Ross Crescent, Watford, WD25 0DB'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 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Ross Crescent homes

Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.

52 Ross Crescent outperforms the street on price per m² by a wide margin.

Price per m²

£6,656

Street avg £4,327

Strongly above

Floor Area

61 m²

Street avg 79 m²

Below

Habitable Rooms

3 rooms

Street avg 4 rooms

Strongly below

CO₂ Emissions

4.4 t/year

Street avg 3.3 t/year

Strongly below
Area

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.
Full Watford report

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

North Approach — bus stop.

Closest school

0.2 km

Kingsway Junior School. 26 schools nearby.

Nearest schools

  • Kingsway Junior SchoolPrimary197m
  • Kingsway Infants' SchoolPrimary212m
  • Leavesden JMI SchoolPrimary426m
  • Cherry Tree Primary SchoolPrimary766m

Nearest stops

  • North ApproachBus stop56m
  • Evans AvenueBus stop105m
  • Harris RoadBus stop168m
  • North Western AvenueBus stop254m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WD25 0DB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 0DB

Daytime· 07:00 – 23:00

54.8dB

Low
Night-time road noise heatmap for WD25 0DB

Night-time· 23:00 – 07:00

45.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centuryEnd-Terrace HouseEPC ESolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£479k

1 Derwent Close

WD25 0NQ

3 bed1 bath
£512k

1 Austin Villas, Woodside Road

WD25 0GD

3 bed2 bath
£516k

1 Bramble Close

WD25 0HF

3 bed1 bath
£662k

1 All Saints Crescent

WD25 0LU

3 bed1 bath
£479k

1 Aspen Park Drive

WD25 0RS

2 bed2 bath
£429k

1 Cedar Wood Drive

WD25 0RR

2 bed
£428k

1 Alder Walk

WD25 0RT

2 bed2 bath
£898k

1 Coopers Mews

WD25 0JD

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 52 Ross Crescent is modelled from its 61 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 0DB. 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. 2 sales are recorded for 52 Ross Crescent. 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 52 Ross Crescent was lodged in April 2014 at band E and expired in April 2024, so a new one is needed to sell or let. 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 52 Ross Crescent. 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 26 schools and 30 stops listed are measured in a straight line from WD25 0DB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
52 Ross Crescent 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 52 Ross Crescent, Watford, WD25 0DB. Each answer is also embedded as structured data for search engines.

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