Model valuation£417,0008 Busby Close
Local market context
2 Sycamore Close, Watford, WD25 0DF
1 planning record
Estimated value
£665,000
- Against WD25 0DF's recent median (£630,000)+6%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
97 m²
1044 sq ft
Energy rating
D
Score 63
Council tax
Band F
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
£665,000
- Against WD25 0DF's recent median (£630,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Sycamore Close is modelled from its 97 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0DF. 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
97 m² from the EPC lodged in September 2024
Sales of this home
No sale recorded since 1995
Recent sales in WD25 0DF
5 sales, median £630,000 (2025–2019)
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 | 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.
2 Sycamore Close has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD25 0DF: £630,000 (2025–2019).
Nearby sales in WD25 0DF
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 2 Sycamore Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Sycamore Close is a detached house in Watford (WD25 0DF). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (September 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80).
One planning application is currently pending a decision in 2026.
Before you decide
Everything you need to know about 2 Sycamore Close
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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
Sept 2024EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 September 2034
Planning history
Applications and permits filed against 2 Sycamore Close, Watford, WD25 0DF, sourced from the PlanIt planning register.
An application for a garage conversion is currently awaiting a decision.
1 application on record at 2 Sycamore Close, Watford, WD25 0DF
1 live now0decisions1extensions12documents2nearby
- Apr 2026Garage ConversionFullOutcome in report
Extension: Single storey · Front of property
Erection of single storey front extension, conversion of existing garage into habitable space including flat roof to match, part side extension flat roof and associated alterations.
Extension- Documents
- 12 docs on file
- Reference
- 26/00298/FULH
Unlock 2 Sycamore Close, Watford, WD25 0DF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 2 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Sycamore Close homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 2 Sycamore Close lags the street by a wide margin.
EPC Rating
63 (D)
Street avg 66 (D)
Floor Area
97 m²
Street avg 122 m²
CO₂ Emissions
3.9 t/year
Street avg 4.6 t/year
Habitable Rooms
6 rooms
Street avg 6 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
0.3 km
Kingswood Road — bus stop.
Closest school
0.5 km
Kingsway Junior School. 29 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary501m
- Kingsway Infants' SchoolPrimary578m
- Cherry Tree Primary SchoolPrimary694m
- Leavesden JMI SchoolPrimary791m
Nearest stops
- Kingswood RoadBus stop287m
- Rushton AvenueBus stop364m
- Sheepcot DriveBus stop381m
- Lamb CloseBus stop468m
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 0DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
44.8dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £895 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
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 2 Sycamore Close is modelled from its 97 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0DF. 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. No sale is recorded for 2 Sycamore Close, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Sycamore Close was lodged in September 2024 at band D and is valid until September 2034. 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 2 Sycamore 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 29 schools and 30 stops listed are measured in a straight line from WD25 0DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Sycamore Close is in council tax band F. 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 Sycamore Close, Watford, WD25 0DF. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 0DFSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 2 Sycamore Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales