Model valuation£417,0008 Busby Close
Local market context
105a, North Approach, Watford, WD25 0EL
Estimated value
£213,000
- Against WD25 0EL's recent median (£275,000)-23%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 1st
Habitable rooms
2
From EPC
Floor area
33 m²
356 sq ft
Energy rating
F
Score 38
Council tax
Band B
Tenure
Private Rental
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
£213,000
- Against WD25 0EL's recent median (£275,000)-23%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 105a is modelled from its 33 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0EL. 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
33 m² from the EPC lodged in October 2011
Sales of this home
No sale recorded since 1995
Recent sales in WD25 0EL
5 sales, median £275,000 (2026–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
105a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD25 0EL: £275,000 (2026–2019).
Nearby sales in WD25 0EL
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 105a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
105a is a detached house in Watford (WD25 0EL). It has a recorded floor area of 33 m² (around 356 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (October 2011) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would push it to E (score 39). Main heating runs on electricity. The latest certificate is from October 2011, so improvements made since then won't be reflected. At 33 m² this is the 2nd smallest of 28 units on EPC record in the building, where floor areas span 18–128 m². The building's EPC ratings span F to C, with this unit at the bottom.
At 33 m² it sits well below the postcode median (92 m² across 27 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).
Before you decide
Everything you need to know about 105a
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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.
105a'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 04 Oct 2021
Current Certificate
Oct 2011EPC Rating
A
B
C
D
E
F
F38
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Rented
Certificate validity
Expired on 4 October 2021
Planning history
Applications and permits filed against 105a, North Approach, Watford, WD25 0EL, sourced from the PlanIt planning register.
105a 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 North Approach homes
Four headline reads against 17 similar flats on this street, drawn from the latest EPC and Land Registry data.
105a is notably below the street on floor area.
EPC Rating
38 (F)
Street avg 60 (D)
Floor Area
33 m²
Street avg 61 m²
CO₂ Emissions
3.0 t/year
Street avg 3.5 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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
Greenwood Drive — bus stop.
Closest school
0.4 km
Kingsway Junior School. 25 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary424m
- Kingsway Infants' SchoolPrimary433m
- Leavesden JMI SchoolPrimary488m
- Alban Wood Primary School and NurseryPrimary679m
Nearest stops
- Greenwood DriveBus stop96m
- Sheepcot LaneBus stop100m
- Sheriff WayBus stop138m
- Greenwood DriveBus stop159m
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 0EL 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
44.5dB
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 century1st Floor FlatEPC F
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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 105a is modelled from its 33 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 0EL. 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. No sale is recorded for 105a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 105a was lodged in October 2011 at band F and expired in October 2021, 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. None is matched to 105a. 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 0EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 105a is in council tax band B. 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 105a, North Approach, Watford, WD25 0EL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD25 0ELSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 105a, North Approach, Watford valuationHow the estimate is built and what moves it
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