Model valuation£417,0008 Busby Close
Local market context
23 Sycamore Close, Watford, WD25 0DF
1 planning record
Estimated value
£555,000
- Since the 2014 sale (£361,500)+54%
- Against WD25 0DF's recent median (£630,000)-12%
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
Habitable rooms
4
From EPC
Floor area
81 m²
872 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£555,000
- Against its 2014 sale (£361,500)+54%
- Against WD25 0DF's recent median (£630,000)-12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Sycamore Close is modelled from its 81 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
81 m² from the EPC lodged in January 2014
Sales of this home
1 sale recorded, the latest in 2014
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.
23 Sycamore Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
19 May 2014Most recent
£361,500
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
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About 23 Sycamore Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Sycamore Close is a detached house in Watford (WD25 0DF). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (January 2014) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 85). The latest certificate is from January 2014, so improvements made since then won't be reflected.
Today's modelled estimate of £555,000 sits 53.5% above the 2014 sale of £361,500. At 81 m² it's 28.9% smaller than the typical home in the postcode (114 m² median across 12 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Last sold in May 2014, so it's been off the market for around 12 years. One historical planning record sits against the property in 2015.
Before you decide
Everything you need to know about 23 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.
23 Sycamore Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Jan 2024
Current Certificate
Jan 2014EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
—
Occupancy
Owner Occupied
Certificate validity
Expired on 25 January 2024
Planning history
Applications and permits filed against 23 Sycamore Close, Watford, WD25 0DF, sourced from the PlanIt planning register.
1 application on record at 23 Sycamore Close, Watford, WD25 0DF
1decisions1extensions23documents2nearby
- Jan 2015PorchFullOutcome in report
Erection of a single storey porch, double storey side extension and single storey rear extension.
Extension- Documents
- 23 docs on file
- Reference
- 14/01731/FULH
Unlock 23 Sycamore Close, Watford, WD25 0DF'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 23 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Sycamore Close homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Sycamore Close is notably below the street on floor area.
Price per m²
£4,463
Street avg £4,638
Floor Area
81 m²
Street avg 124 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
Years Held
12 years
Street avg 10 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
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
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Late 20th centuryDetached HouseEPC C
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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 23 Sycamore Close is modelled from its 81 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 23 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 23 Sycamore Close was lodged in January 2014 at band C and expired in January 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 23 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
- 23 Sycamore Close is in council tax band E. 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 23 Sycamore Close, Watford, WD25 0DF. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0DFSold prices, values and energy ratings for the postcode
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