Model valuation£417,0008 Busby Close
Local market context
17 Edson Close, Watford, WD25 7BX
1 planning record
Estimated value
£608,000
- Since the 2026 sale (£420,000)+45%
- Against WD25 7BX's recent median (£500,000)+22%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Floor area
115 m²
1238 sq ft
Energy rating
C
Score 76
Council tax
Band F
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
£608,000
- Against its 2026 sale (£420,000)+45%
- Against WD25 7BX's recent median (£500,000)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Edson Close is modelled from its 115 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7BX. 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
115 m² from the EPC lodged in February 2023
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in WD25 7BX
5 sales, median £500,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 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.
17 Edson Close's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
11 February 2026Most recent
£420,000
+1.9%over 18 years28 June 2007
£412,000
Median price across the last 5 sales in WD25 7BX: £500,000 (2025–2021).
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 17 Edson Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Edson Close is a four-bedroom mid-terrace house in Watford (WD25 7BX). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (February 2023) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since September 2012. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 86).
One planning application is currently pending a decision in 2026. It changed hands recently, sold February 2026 for £420,000. Today's modelled estimate of £608,000 is 44.8% above the 2026 sale price.
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
- EnsuiteYes
Outside
- GarageYes
Before you decide
Everything you need to know about 17 Edson Close
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)
Feb 2023
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Valid until 7 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Sept 2012
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 17 Edson Close, Watford, WD25 7BX, sourced from the PlanIt planning register.
An application for a garage conversion is currently awaiting a decision.
1 application on record at 17 Edson Close, Watford, WD25 7BX
1 live now0decisions1extensions6documents
- Mar 2026Garage ConversionOutlineOutcome in report
Certificate of Lawfulness Proposed Development: Conversion of garage into habitable accommodation
- Documents
- 6 docs on file
- Reference
- 26/0448/CLPD
Unlock 17 Edson Close, Watford, WD25 7BX's full planning history
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- Every decision — granted, refused or withdrawn
- All 1 application on this property in full
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Edson Close homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 17 Edson Close runs well behind the street norm.
Price per m²
£3,652
Street avg £4,354
Floor Area
115 m²
Street avg 114 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
2.8 t/year
Street avg 2.6 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
Linden Lea — bus stop.
Closest school
0.3 km
Leavesden JMI School. 26 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary278m
- Kingsway Infants' SchoolPrimary537m
- Kingsway Junior SchoolPrimary624m
- Alban Wood Primary School and NurseryPrimary757m
Nearest stops
- Linden LeaBus stop129m
- Hill Farm AvenueBus stop143m
- Hercules Way NorthBus stop169m
- Leavesden Green SchoolBus stop211m
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 7BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.1dB
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
21st centuryMid-Terrace 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.
£600k
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1 Hope Green
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£410k
1 Cobb Green
WD25 7HZ
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£902k
1 Dowding Way, Leavesden
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£441k
1 Blackthorn Close
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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 17 Edson Close is modelled from its 115 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7BX. 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. 2 sales are recorded for 17 Edson Close. 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 17 Edson Close was lodged in February 2023 at band C and is valid until February 2033. 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 17 Edson Close. 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 7BX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 17 Edson Close is in council tax band F. 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 17 Edson Close, Watford, WD25 7BX. Each answer is also embedded as structured data for search engines.
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