Model valuation£417,0008 Busby Close
Local market context
52 Sheepcot Lane, Watford, WD25 0DG
Estimated value
£624,000
- Since the 2013 sale (£425,000)+47%
- Against WD25 0DG's recent median (£418,500)+49%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
108 m²
1163 sq ft
Energy rating
D
Score 57
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
£624,000
- Against its 2013 sale (£425,000)+47%
- Against WD25 0DG's recent median (£418,500)+49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Sheepcot Lane is modelled from its 108 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0DG. 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
108 m² from the EPC lodged in May 2014
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in WD25 0DG
5 sales, median £418,500 (2025–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 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.
52 Sheepcot Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
24 July 2013Most recent
£425,000
Median price across the last 5 sales in WD25 0DG: £418,500 (2025–2005).
Nearby sales in WD25 0DG
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 52 Sheepcot Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 Sheepcot Lane is a three-bedroom detached house in Watford (WD25 0DG). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (May 2014) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since March 2013. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from May 2014, so improvements made since then won't be reflected.
Last changed hands 13 years ago, in July 2013. At 108 m² it's 20.9% smaller than the typical home in the postcode (137 m² median across 6 EPCs). Today's modelled estimate of £624,000 is 46.8% above the 2013 sale price.
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
- Dining roomYes
Outside
- Private gardenYes
- GarageSingle
Building
- Heating systemGas
Before you decide
Everything you need to know about 52 Sheepcot Lane
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 May 2024
Current Certificate(1 of 2)
May 2014
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 May 2024
Property Improvements
Changes detected from historical EPC data
May 2014from Mar 2013
Heating Controls
FullProg + Stat
Heating controls changed
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 52 Sheepcot Lane, Watford, WD25 0DG, sourced from the PlanIt planning register.
52 Sheepcot Lane 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 Sheepcot Lane homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 52 Sheepcot Lane runs well behind the street norm.
Price per m²
£3,935
Street avg £4,218
Floor Area
108 m²
Street avg 130 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
5.3 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
0.1 km
Sheepcot Drive — bus stop.
Closest school
0.8 km
Kingsway Junior School. 25 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary794m
- The Grove AcademyPrimary829m
- Kingsway Infants' SchoolPrimary851m
- Leavesden JMI SchoolPrimary993m
Nearest stops
- Sheepcot DriveBus stop107m
- Kingswood RoadBus stop230m
- Lamb CloseBus stop250m
- St Albans RoadBus stop260m
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 0DG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
45.0dB
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 3 Building Survey
Early 20th centuryDetached BungalowEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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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1 Bramble Close
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1 Austin Villas, Woodside Road
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1 Derwent Close
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£898k
1 Coopers Mews
WD25 0JD
3 bed2 bath
£680k
1 Cypress Walk
WD25 0RY
4 bed
£504k
1 Avon Close
WD25 0DN
2 bed1 bath
£479k
1 Aspen Park Drive
WD25 0RS
2 bed2 bath
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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 52 Sheepcot Lane is modelled from its 108 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0DG. 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 52 Sheepcot Lane. 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 Sheepcot Lane was lodged in May 2014 at band D and expired in May 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 52 Sheepcot Lane. 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 25 schools and 30 stops listed are measured in a straight line from WD25 0DG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 52 Sheepcot Lane 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 52 Sheepcot Lane, Watford, WD25 0DG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD25 0DGSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 52 Sheepcot Lane, 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