Model valuation£417,0008 Busby Close
Local market context
99c, North Approach, Watford, WD25 0EL
Estimated value
£254,000
- Since the 2018 sale (£206,887)+23%
- Against WD25 0EL's recent median (£275,000)-8%
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
Mid terrace
Floor 2nd
Habitable rooms
2
From EPC
Floor area
43 m²
463 sq ft
Energy rating
C
Score 74
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
£254,000
- Against its 2018 sale (£206,887)+23%
- Against WD25 0EL's recent median (£275,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 99c is modelled from its 43 m² EPC floor area, its 1 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
43 m² from the EPC lodged in May 2019
Sales of this home
1 sale recorded, the latest in 2018
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.
99c valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 August 2018Most recent
£206,887
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 99c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
99c is a mid-terrace house in Watford (WD25 0EL). It has a recorded floor area of 43 m² (around 463 sq ft) and construction records dating it to 1930-1949. The latest certificate (May 2019) shows a C (score 74). When first surveyed in March 2018 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good.
At 43 m² it sits well below the postcode median (92 m² across 27 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Today's modelled estimate of £254,000 is 22.8% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£447/sq ft) was about 82.7% above the typical sold price in the postcode. 8 years since the last transfer (August 2018).
Before you decide
Everything you need to know about 99c
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.
99c's carbon output is low for the local stock.
Current Certificate(1 of 2)
May 2019
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 30 May 2029
Property Improvements
Changes detected from historical EPC data
May 2019from Mar 2018
EPC improved fromD64toC74
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
14%100%
More low energy lighting installed
Planning history
Applications and permits filed against 99c, North Approach, Watford, WD25 0EL, sourced from the PlanIt planning register.
99c 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.
CO₂ Emissions for 99c runs comfortably ahead of the street norm.
Price per m²
£4,811
Street avg £3,450
Floor Area
43 m²
Street avg 60 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 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 century2nd Floor MaisonetteEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
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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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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 99c is modelled from its 43 m² EPC floor area, its 1 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. 1 sale is recorded for 99c. 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 99c was lodged in May 2019 at band C and is valid until May 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 99c. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 99c, 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
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