Model valuation£417,0008 Busby Close
Local market context
9 Edson Close, Watford, WD25 7BX
5 planning records
Estimated value
£539,000
- Since the 2021 sale (£480,000)+12%
- Against WD25 7BX's recent median (£500,000)+8%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
6
From EPC
Floor area
112 m²
1206 sq ft
Energy rating
C
Score 74
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
£539,000
- Against its 2021 sale (£480,000)+12%
- Against WD25 7BX's recent median (£500,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Edson Close is modelled from its 112 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
112 m² from the EPC lodged in July 2020
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WD25 7BX
5 sales, median £500,000 (2026–2021)
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 of 5 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.
Sale price has at least doubled since 2007.
Sales timeline
11 January 2021Most recent
£480,000
+120.7%over 13 years6 June 2007
£217,450
Median price across the last 5 sales in WD25 7BX: £500,000 (2026–2021).
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
One time fee only - money back guarantee
About 9 Edson Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Edson Close is an end-of-terrace house in Watford (WD25 7BX). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (July 2020) shows a C (score 74). The rating has held steady at C across 2 certificates since July 2011. Between certificates, lighting went from Very Poor to Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 84).
5 planning records sit against the property, 3 approved, 2 refused. Past consents include an annexe and partial demolition, meaningful when judging how the property has evolved. Across 2007–2021, sale prices on this property compounded at 6% per year. Today's modelled estimate of £539,000 is 12.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£398/sq ft) was about 19.2% above the typical sold price in the postcode. Most recent transfer: January 2021 at £480,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 9 Edson Close
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.
Current Certificate(1 of 2)
Jul 2020
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 July 2030
Property Improvements
Changes detected from historical EPC data
Jul 2020from Jul 2011
Low Energy Lighting
0%67%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Edson Close, Watford, WD25 7BX, sourced from the PlanIt planning register.
A recent planning application at 9 Edson Close was refused — worth checking the council file.
5 applications on record at 9 Edson Close, Watford, WD25 7BX
5decisions1extensions35documents
Flagged:Demolition
- Feb 2007ConservatoryFullOutcome in report
Extension: Side and rear of property
Side and rear conservatory
Extension- Documents
- 7 docs on file
- Reference
- 07/0128/FUL
- More recent applications — locked
- AnnexJan 2026Decision
- DemolitionFeb 2024Decision
+ 2 more applications in the report
Unlock 9 Edson Close, Watford, WD25 7BX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full
- The 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Edson Close homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 9 Edson Close lags the street by a wide margin.
Price per m²
£4,286
Street avg £4,309
Floor Area
112 m²
Street avg 114 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
3.1 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
Late 20th centuryEnd-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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 9 Edson Close is modelled from its 112 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 9 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 9 Edson Close was lodged in July 2020 at band C and is valid until July 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 9 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
- 9 Edson Close 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 9 Edson Close, Watford, WD25 7BX. 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 7BXSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 9 Edson 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