Model valuation£417,0008 Busby Close
Local market context
67a, North Approach, Watford, WD25 0EL
7 sales on record1 planning record
Estimated value
£274,000
- Since the 2026 sale (£285,000)-4%
- Against WD25 0EL's recent median (£225,000)+22%
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
Floor 01
Bedroom
1
Bathroom
1
Floor area
43 m²
463 sq ft
Energy rating
D
Score 67
Council tax
Band B
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
£274,000
- Against its 2026 sale (£285,000)-4%
- Against WD25 0EL's recent median (£225,000)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 67a is modelled from its 43 m² EPC floor area, its 7 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
43 m² from the EPC lodged in March 2025
Sales of this home
7 sales recorded, the latest in 2026
Recent sales in WD25 0EL
5 sales, median £225,000 (2025–2018)
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 application | 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.
67a has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
9 January 2026Most recent
£285,000
+3.6%over 3 years15 December 2022
£275,000
+31.0%over 4 years23 November 2018
£210,000
+13.8%over 3 years9 January 2015
£184,500
+31.8%over 9 years8 February 2005
£139,950
+33.3%over 1 year21 May 2003
£105,000
+75.1%over 3 years22 July 1999
£59,950
Median price across the last 5 sales in WD25 0EL: £225,000 (2025–2018).
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 67a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
67a is a one-bedroom semi-detached house in Watford (WD25 0EL). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (March 2025) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2014. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 77). At 43 m² this is the 8th 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 across 28 units on file. Other recorded features include outbuildings.
A recent sale: £285,000 in January 2026. At 43 m² it sits well below the postcode median (92 m² across 27 EPCs), making it one of the more compact homes locally. Across 1999–2026, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£616/sq ft) was about 166.6% above the typical sold price in the postcode. One historical planning record sits against the property in 2021.
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
- Bedrooms1
- Bathrooms1
Outside
- Shared gardenYes
- OutbuildingsYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 67a
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(1 of 2)
Mar 2025
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Apr 2014
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
40%100%
More low energy lighting installed
Planning history
Applications and permits filed against 67a, North Approach, Watford, WD25 0EL, sourced from the PlanIt planning register.
1 application on record at 67a, North Approach, Watford, WD25 0EL
1decisions6documents2nearby
- May 2021OutbuildingFullOutcome in report
Erection of proposed single storey rear detached out building for double garage and front dropped kerb
- Documents
- 6 docs on file
- Reference
- 21/00467/FULH
Unlock 67a, 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 (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 6 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 17 similar flats on this street, drawn from the latest EPC and Land Registry data.
67a outperforms the street on price per m² by a wide margin.
Price per m²
£6,628
Street avg £3,086
Floor Area
43 m²
Street avg 60 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.6 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 century1st Floor FlatEPC DSolid (non-cavity) wallsPermanent outbuildings
Because the property has solid (non-cavity) walls and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £885 · 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 67a is modelled from its 43 m² EPC floor area, its 7 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. 7 sales are recorded for 67a. 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 67a was lodged in March 2025 at band D and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 67a. 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
- 67a 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 67a, 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
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