62 Sheepcot Lane, Watford, WD25 0DG

62 Sheepcot Lane is a three-bedroom detached house in Watford (WD25 0DG). It has a recorded floor area of 91 m² (around 984 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (May 2009) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would push it to E (score 47). The latest certificate is from May 2009, so improvements made since then won't be reflected.

Held since October 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 91 m² it sits well below the postcode median (137 m² across 6 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £495,000 sits 76.8% above the 2009 sale of £280,000. On a £-per-square-foot basis, the last sale (£285/sq ft) was about 29.3% below the postcode norm. One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved.