Model valuation£417,0008 Busby Close
Local market context
1 Albanwood, Watford, WD25 7BZ
EPC B5 planning records
Estimated value
£615,000
- Since the 2016 sale (£517,000)+19%
- Against WD25 7BZ's recent median (£495,000)+24%
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
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
138 m²
1490 sq ft
Energy rating
B
Score 81
Council tax
Band E
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
£615,000
- Against its 2016 sale (£517,000)+19%
- Against WD25 7BZ's recent median (£495,000)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Albanwood is modelled from its 138 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7BZ. 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
138 m² from the EPC lodged in April 2010
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in WD25 7BZ
5 sales, median £495,000 (2026–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
1 Albanwood valuation sits well clear of the typical sold price in this postcode.
Sales timeline
1 September 2016Most recent
£517,000
+43.6%over 5 years17 December 2010
£360,000
Median price across the last 5 sales in WD25 7BZ: £495,000 (2026–2019).
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 1 Albanwood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Albanwood is a five-bedroom semi-detached house in Watford (WD25 7BZ). It has a recorded floor area of 138 m² (around 1490 sq ft) and council tax band E. The latest certificate (April 2010) returns a B (score 81), comfortably above the UK average. The latest certificate is from April 2010, so improvements made since then won't be reflected.
At 138 m² the property is well over the postcode median (103 m² across 28 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2010–2016, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £615,000 is 19% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 27.7% above the typical sold price in the postcode. Last sold in September 2016, so it's been off the market for around 10 years. 5 planning records sit against the property, 0 approved, 4 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
- Bedrooms5
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 1 Albanwood
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.
1 Albanwood'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 19 Apr 2020
Current Certificate
Apr 2010EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
2.7 t/year
Occupancy
—
Certificate validity
Expired on 19 April 2020
Planning history
Applications and permits filed against 1 Albanwood, Watford, WD25 7BZ, sourced from the PlanIt planning register.
1 Albanwood has 2 separate extension applications on the council record.
5 applications on record at 1 Albanwood, Watford, WD25 7BZ
5decisions5extensions78documents
- Aug 2013ExtensionAmendmentOutcome in report
Lawful development certificate for single storey extension
- Documents
- 18 docs on file
- Reference
- 13/00697/LDC
- More recent applications — locked
- Garage ConversionMay 2014Decision
- Garage ConversionMar 2014Decision
+ 2 more applications in the report
Unlock 1 Albanwood, Watford, WD25 7BZ'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 78 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Albanwood homes
Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Albanwood is notably below the street on co₂ emissions.
Price per m²
£3,736
Street avg £3,536
Floor Area
138 m²
Street avg 103 m²
CO₂ Emissions
2.7 t/year
Street avg 1.9 t/year
Years Held
10 years
Street avg 11 years
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
The Brow Shops — bus stop.
Closest school
0.2 km
Alban Wood Primary School and Nursery. 25 schools nearby.
Nearest schools
- Alban Wood Primary School and NurseryPrimary199m
- Future Academies WatfordSecondary489m
- Leavesden JMI SchoolPrimary802m
- St Catherine of Siena Catholic Primary SchoolPrimary887m
Nearest stops
- The Brow ShopsBus stop84m
- Newhouse CrescentBus stop288m
- The Hammer in Hand PHBus stop325m
- Newhouse Crescent GreenBus stop340m
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 7BZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
43.4dB
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
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Semi-Detached HouseEPC B
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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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£600k
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£473k
1 Hammer Parade, Hunters Lane
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3 bed2 bath
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£410k
1 Cobb Green
WD25 7HZ
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1 Edson Close
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£581k
1 Burbridge Road, Leavesden
WD25 7NA
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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 1 Albanwood is modelled from its 138 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7BZ. 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 1 Albanwood. 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 1 Albanwood was lodged in April 2010 at band B and expired in April 2020, 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. 5 applications are matched to 1 Albanwood. 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 7BZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Albanwood 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 1 Albanwood, Watford, WD25 7BZ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7BZSold prices, values and energy ratings for the postcode
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- 1 Albanwood, Watford valuationHow the estimate is built and what moves it
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