Model valuation£417,0008 Busby Close
Local market context
21 Sycamore Close, Watford, WD25 0DF
Estimated value
£730,000
- Since the 2021 sale (£595,000)+23%
- Against WD25 0DF's recent median (£630,000)+16%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathroom
1
Floor area
111 m²
1195 sq ft
Energy rating
D
Score 67
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
£730,000
- Against its 2021 sale (£595,000)+23%
- Against WD25 0DF's recent median (£630,000)+16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Sycamore Close is modelled from its 111 m² EPC floor area, its 1 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
111 m² from the EPC lodged in November 2020
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in WD25 0DF
5 sales, median £630,000 (2025–2017)
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 | None on this home | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
11 April 2021Most recent
£595,000
Median price across the last 5 sales in WD25 0DF: £630,000 (2025–2017).
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 21 Sycamore Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Sycamore Close is a five-bedroom detached house in Watford (WD25 0DF). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (November 2020) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump.
Today's modelled estimate of £730,000 is 22.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£498/sq ft) was about 20.1% above the typical sold price in the postcode. Most recent transfer: April 2021 at £595,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 21 Sycamore 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Nov 2020EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 November 2030
Planning history
Applications and permits filed against 21 Sycamore Close, Watford, WD25 0DF, sourced from the PlanIt planning register.
21 Sycamore Close has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Sycamore Close homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 21 Sycamore Close runs well behind the street norm.
Price per m²
£5,360
Street avg £4,526
Floor Area
111 m²
Street avg 121 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 t/year
Street avg 4.5 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
0.3 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
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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.
£1.3m
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£350k
1 Ennerdale Drive
WD25 0NG
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£898k
1 Coopers Mews
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1 Bramble Close
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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 21 Sycamore Close is modelled from its 111 m² EPC floor area, its 1 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. 1 sale is recorded for 21 Sycamore 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 21 Sycamore Close was lodged in November 2020 at band D and is valid until November 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 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
- 21 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 21 Sycamore Close, Watford, WD25 0DF. Each answer is also embedded as structured data for search engines.
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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
- 21 Sycamore Close, Watford valuationHow the estimate is built and what moves it
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