Model valuation£417,0008 Busby Close
Local market context
8 Aspen Park Drive, Watford, WD25 0RS
Extendable5 sales on record2 planning records
Estimated value
£616,000
- Since the 2023 sale (£575,000)+7%
- Against WD25 0RS's recent median (£440,000)+40%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
3
Floor area
114 m²
1227 sq ft
Energy rating
C
Score 75
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
£616,000
- Against its 2023 sale (£575,000)+7%
- Against WD25 0RS's recent median (£440,000)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Aspen Park Drive is modelled from its 114 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD25 0RS. 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 November 2025
Sales of this home
5 sales recorded, the latest in 2023
Recent sales in WD25 0RS
5 sales, median £440,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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 8 Aspen Park Drive was the highest on Land Registry record across the postcode.
Sales timeline
13 January 2023Most recent
£575,000
+19.8%over 5 years18 September 2017
£480,000
+10.3%over 1 year12 November 2015
£435,000
+48.0%over 9 years7 September 2006
£294,000
+86.7%over 7 years13 May 1999
£157,500
Median price across the last 5 sales in WD25 0RS: £440,000 (2023–2021).
Nearby sales in WD25 0RS
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 8 Aspen Park Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Aspen Park Drive is a three-bedroom detached house in Watford (WD25 0RS). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (November 2025) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since August 2015. Between certificates, lighting went from Good to Very Good. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
At 114 m² the property is well over the postcode median (42 m² across 19 EPCs), placing it in the larger end of the local stock. Last sale on file: £575,000 in January 2023. Across the public record there are 5 sales, relatively high churn for a single property. Across 1999–2023, sale prices on this property compounded at 5.6% per year. On a £-per-square-foot basis, the last sale (£469/sq ft) was about 58.9% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 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
- Bedrooms3
- Bathrooms3
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageDouble
- Cul-de-sacYes
Building
- Period featuresYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 8 Aspen Park Drive
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)
Nov 2025
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 November 2035
Property Improvements
Changes detected from historical EPC data
Nov 2025from Aug 2015
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Windows
Full DoubleHigh Performance
High performance glazing installed
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Aspen Park Drive, Watford, WD25 0RS, sourced from the PlanIt planning register.
2 applications on record at 8 Aspen Park Drive, Watford, WD25 0RS
2decisions2extensions24documents2nearby
- Mar 2023Garage ConversionFullOutcome in report
Conversion of garage into a habitable room
- Documents
- 11 docs on file
- Reference
- 23/00099/FULH
- More recent applications — locked
- ExtensionMar 2023Decision
Unlock 8 Aspen Park Drive, Watford, WD25 0RS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Aspen Park Drive homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Aspen Park Drive outperforms the street on epc rating by a wide margin.
Price per m²
£5,044
Street avg £4,562
Floor Area
114 m²
Street avg 58 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.8 t/year
Street avg 2.0 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
0.3 km
Kingswood Road — bus stop.
Closest school
0.6 km
Kingsway Junior School. 27 schools nearby.
Nearest schools
- Kingsway Junior SchoolPrimary638m
- Kingsway Infants' SchoolPrimary711m
- Cherry Tree Primary SchoolPrimary780m
- The Grove AcademyPrimary881m
Nearest stops
- Kingswood RoadBus stop256m
- Sheepcot DriveBus stop288m
- St Albans RoadBus stop397m
- Lamb CloseBus stop409m
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 0RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.5dB
Night-time· 23:00 – 07:00
45.0dB
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 centuryDetached HouseEPC C
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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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1 Cypress Walk
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1 Avon Close
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1 Aspen Park Drive
WD25 0RS
2 bed2 bath
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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 8 Aspen Park Drive is modelled from its 114 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD25 0RS. 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. 5 sales are recorded for 8 Aspen Park Drive. 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 8 Aspen Park Drive was lodged in November 2025 at band C and is valid until November 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. 2 applications are matched to 8 Aspen Park Drive. 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 27 schools and 30 stops listed are measured in a straight line from WD25 0RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Aspen Park Drive 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 8 Aspen Park Drive, Watford, WD25 0RS. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0RSSold prices, values and energy ratings for the postcode
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