Model valuation£417,0008 Busby Close
Local market context
12 Albanwood, Watford, WD25 7BZ
Estimated value
£238,000
- Since the 2010 sale (£166,500)+43%
- Against WD25 7BZ's recent median (£495,000)-52%
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
End terrace
Floor 01
Bedroom
1
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
C
Score 75
Council tax
Band C
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
£238,000
- Against its 2010 sale (£166,500)+43%
- Against WD25 7BZ's recent median (£495,000)-52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Albanwood is modelled from its 61 m² EPC floor area, its 1 recorded sale 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
61 m² from the EPC lodged in June 2023
Sales of this home
1 sale recorded, the latest in 2010
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 | 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.
Latest sale on 12 Albanwood was the lowest on Land Registry record across the postcode.
Sales timeline
22 September 2010Most recent
£166,500
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
One time fee only - money back guarantee
About 12 Albanwood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Albanwood is a one-bedroom end-of-terrace house in Watford (WD25 7BZ). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 2007-2011 and council tax band C. At 61 m² this is the smallest unit on EPC record across the building (61–153 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (75 versus a best of 91). The home occupies a cul-de-sac position. The latest certificate (June 2023) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since June 2010. Between certificates, lighting went from Average to Good; while wall efficiency dropped from Very Good to Good and hot-water efficiency dropped from Very Good to Good.
Held since September 2010 — that's 16 years off the open market, well above the local norm. At 61 m² it sits well below the postcode median (103 m² across 28 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Today's modelled estimate of £238,000 is 42.9% above the 2010 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
- Bedrooms1
- Bathrooms1
Outside
- ParkingAllocated
- Cul-de-sacYes
Before you decide
Everything you need to know about 12 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.
Current Certificate(1 of 2)
Jun 2023
EPC 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
Valid until 20 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Jun 2010
Hot Water
Very GoodGood
Hot water efficiency decreased
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
6%58%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Albanwood, Watford, WD25 7BZ, sourced from the PlanIt planning register.
12 Albanwood has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
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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21st century1st Floor FlatEPC 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.
£235k
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1 bed1 bath
£213k
1 Grasmere Close
WD25 7JH
1 bed1 bath
£433k
1 Ganders Ash
WD25 7HE
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£441k
1 Blackthorn Close
WD25 7EL
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£410k
1 Cobb Green
WD25 7HZ
3 bed1 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 12 Albanwood is modelled from its 61 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 12 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 12 Albanwood was lodged in June 2023 at band C and is valid until June 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. None is matched to 12 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
- 12 Albanwood 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 12 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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- 12 Albanwood, Watford valuationHow the estimate is built and what moves it
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