Model valuation£417,0008 Busby Close
Local market context
8a, Bramble Close, Watford, WD25 0HF
Extendable
Estimated value
£314,000
- Since the 2011 sale (£195,000)+61%
- Against WD25 0HF's recent median (£512,000)-39%
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 Ground
Bedrooms
2
Floor area
66 m²
713 sq ft
Energy rating
C
Score 75
Council tax
Band C
Tenure
Social 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
£314,000
- Against its 2011 sale (£195,000)+61%
- Against WD25 0HF's recent median (£512,000)-39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8a is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0HF. 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
66 m² from the EPC lodged in July 2011
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in WD25 0HF
5 sales, median £512,000 (2026–2016)
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.
Sales timeline
18 November 2011Most recent
£195,000
Median price across the last 5 sales in WD25 0HF: £512,000 (2026–2016).
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 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8a is a two-bedroom semi-detached house in Watford (WD25 0HF). It has a recorded floor area of 66 m² (around 713 sq ft), construction records dating it to 1950-1966 and council tax band C. At 66 m² this is the 5th smallest of 10 units on EPC record in the building, where floor areas span 39–137 m². The building's EPC ratings span E to B across 10 units on file. Our model identifies extension potential, subject to local planning policy. The latest certificate (July 2011) shows a C (score 75), near the top of the C band. The latest certificate is from July 2011, so improvements made since then won't be reflected.
Today's modelled estimate of £314,000 sits 61% above the 2011 sale of £195,000. On a £-per-square-foot basis, the last sale (£273/sq ft) was about 25.9% below the postcode norm. On the market in November 2011 and unlisted since — roughly 15 years.
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
- Bedrooms2
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff street
Building
- Central heatingYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 8a
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
8a'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 21 Jul 2021
Current Certificate
Jul 2011EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Expired on 21 July 2021
Planning history
Applications and permits filed against 8a, Bramble Close, Watford, WD25 0HF, sourced from the PlanIt planning register.
8a 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 Bramble Close homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 8a stands well clear of the street.
EPC Rating
75 (C)
Street avg 77 (C)
Floor Area
66 m²
Street avg 48 m²
CO₂ Emissions
1.8 t/year
Street avg 1.5 t/year
Habitable Rooms
3 rooms
Street avg 2 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
Briar Road — bus stop.
Closest school
0.1 km
Kingsway Junior School. 26 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary78m
- Kingsway Infants' SchoolPrimary162m
- Leavesden JMI SchoolPrimary410m
- Cherry Tree Primary SchoolPrimary779m
Nearest stops
- Briar RoadBus stop112m
- Rushton AvenueBus stop230m
- Leveret CloseBus stop232m
- North ApproachBus stop295m
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 0HF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
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
Mid 20th centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£428k
1 Alder Walk
WD25 0RT
2 bed2 bath
£429k
1 Cedar Wood Drive
WD25 0RR
2 bed
£479k
1 Aspen Park Drive
WD25 0RS
2 bed2 bath
£504k
1 Avon Close
WD25 0DN
2 bed1 bath
£479k
1 Derwent Close
WD25 0NQ
3 bed1 bath
£512k
1 Austin Villas, Woodside Road
WD25 0GD
3 bed2 bath
£516k
1 Bramble Close
WD25 0HF
3 bed1 bath
£350k
1 Ennerdale Drive
WD25 0NG
4 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 8a is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 0HF. 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 8a. 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 8a was lodged in July 2011 at band C and expired in July 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 8a. 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 26 schools and 30 stops listed are measured in a straight line from WD25 0HF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8a is in council tax band C. 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 8a, Bramble Close, Watford, WD25 0HF. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 0HFSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 8a, Bramble Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales