Model valuation£417,0008 Busby Close
Local market context
8 Sheepcot Lane, Watford, WD25 0DH
2 planning records
Estimated value
£592,000
- Since the 2025 sale (£545,000)+9%
- Against WD25 0DH's recent median (£230,000)+157%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
99 m²
1066 sq ft
Energy rating
D
Score 64
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
£592,000
- Against its 2025 sale (£545,000)+9%
- Against WD25 0DH's recent median (£230,000)+157%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Sheepcot Lane is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0DH. 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
99 m² from the EPC lodged in July 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in WD25 0DH
5 sales, median £230,000 (2025–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on 8 Sheepcot Lane was the highest on Land Registry record across the postcode.
Sales timeline
21 November 2025Most recent
£545,000
Median price across the last 5 sales in WD25 0DH: £230,000 (2025–2013).
Nearby sales in WD25 0DH
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 8 Sheepcot Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Sheepcot Lane is a detached house in Watford (WD25 0DH). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (July 2025) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).
At 99 m² the property is well over the postcode median (72 m² across 6 EPCs), placing it in the larger end of the local stock. A recent sale: £545,000 in November 2025. On a £-per-square-foot basis, the last sale (£511/sq ft) was about 47.1% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused.
Before you decide
Everything you need to know about 8 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.
Current Certificate
Jul 2025EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 July 2035
Planning history
Applications and permits filed against 8 Sheepcot Lane, Watford, WD25 0DH, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 8 Sheepcot Lane, Watford, WD25 0DH
2decisions1extensions96documents2nearby
Flagged:Demolition
- Feb 2011PorchFullOutcome in report
Extension: Front of property
Demolition of existing porch. Erection of single-storey front porch and cloakroom extension.
Extension- Documents
- 31 docs on file
- Reference
- 11/00091/FULH
- More recent applications — locked
- DemolitionMar 2020Decision
Unlock 8 Sheepcot Lane, Watford, WD25 0DH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 96 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Sheepcot Lane homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Sheepcot Lane stands well clear of the street.
Price per m²
£5,505
Street avg £4,242
Floor Area
99 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.0 t/year
Street avg 4.3 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.
Rail-style transport is unusually close for this postcode.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
St Albans Road — bus stop.
Closest school
0.6 km
The Grove Academy. 24 schools nearby.
Nearest schools
- The Grove AcademyPrimary628m
- Kingsway Junior SchoolPrimary957m
- Parkgate Infants' and Nursery SchoolPrimary1.0km
- Kingsway Infants' SchoolPrimary1.0km
Nearest stops
- St Albans RoadBus stop63m
- First AvenueBus stop174m
- First AvenueBus stop182m
- Rochester DriveBus stop257m
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 0DH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
44.9dB
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 DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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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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 8 Sheepcot Lane is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0DH. 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 8 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 8 Sheepcot Lane was lodged in July 2025 at band D and is valid until July 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 8 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 24 schools and 30 stops listed are measured in a straight line from WD25 0DH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 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 8 Sheepcot Lane, Watford, WD25 0DH. Each answer is also embedded as structured data for search engines.
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