Model valuation£417,0008 Busby Close
Local market context
61 North Approach, Watford, WD25 0EL
3 sales on record3 planning records
Estimated value
£670,000
- Since the 2017 sale (£555,000)+21%
- Against WD25 0EL's recent median (£275,000)+144%
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
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
114 m²
1227 sq ft
Energy rating
E
Score 46
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
£670,000
- Against its 2017 sale (£555,000)+21%
- Against WD25 0EL's recent median (£275,000)+144%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 61 North Approach is modelled from its 114 m² EPC floor area, its 3 recorded sales 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
114 m² from the EPC lodged in January 2017
Sales of this home
3 sales recorded, the latest in 2017
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 | 1 of 3 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 61 North Approach was the highest on Land Registry record across the postcode.
Sales timeline
14 September 2017Most recent
£555,000
+77.6%over 10 years12 August 2007
£312,500
+218.9%over 9 years12 January 1998
£98,000
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 61 North Approach
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
61 North Approach is a four-bedroom semi-detached house in Watford (WD25 0EL). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (January 2017) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump.
At 114 m² it's 26.7% larger than the typical home in the postcode (90 m² median across 27 EPCs). Across 1998–2017, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £670,000 is 20.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£452/sq ft) was about 81.9% above the typical sold price in the postcode. 9 years since the last transfer (September 2017). 3 planning records sit against the property, 0 approved, 1 refused.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- GarageDouble
Before you decide
Everything you need to know about 61 North Approach
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.
61 North Approach's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jan 2017EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 January 2027
Planning history
Applications and permits filed against 61 North Approach, Watford, WD25 0EL, sourced from the PlanIt planning register.
3 applications on record at 61 North Approach, Watford, WD25 0EL
3decisions1extensions45documents2nearby
- Oct 2013FullOutcome in report
Demolition of existing garage and construction of a new double garage
- Documents
- 29 docs on file
- Reference
- 13/00730/FULH
- More recent applications — locked
- ExtensionSept 2016Decision
- FullApr 2014Decision
Unlock 61 North Approach, Watford, WD25 0EL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 45 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other North Approach homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 61 North Approach runs well behind the street norm.
Price per m²
£4,868
Street avg £3,322
Floor Area
114 m²
Street avg 104 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
8.2 t/year
Street avg 5.1 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
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 3 Building Survey
Early 20th centurySemi-Detached HouseEPC ESolid (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
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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 61 North Approach is modelled from its 114 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 61 North Approach. 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 61 North Approach was lodged in January 2017 at band E and is valid until January 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 61 North Approach. 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
- 61 North Approach 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 61 North Approach, Watford, WD25 0EL. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0ELSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 61 North Approach, Watford valuationHow the estimate is built and what moves it
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