Model valuation£417,0008 Busby Close
Local market context
10 Blackthorn Close, Watford, WD25 7EL
3 sales on record
Estimated value
£459,000
- Since the 1999 sale (£121,950)+276%
- Against WD25 7EL's recent median (£422,500)+9%
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
98 m²
1055 sq ft
Energy rating
D
Score 62
Council tax
Band C
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
£459,000
- Against its 1999 sale (£121,950)+276%
- Against WD25 7EL's recent median (£422,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Blackthorn Close is modelled from its 98 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 7EL. 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
98 m² from the EPC lodged in February 2026
Sales of this home
3 sales recorded, the latest in 1999
Recent sales in WD25 7EL
5 sales, median £422,500 (2022–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2022 | 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.
10 Blackthorn Close's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
21 October 1999Most recent
£121,950
+19.6%over 1 year12 February 1998
£102,000
+40.7%over 1 year23 May 1996
£72,500
Median price across the last 5 sales in WD25 7EL: £422,500 (2022–2020).
Nearby sales in WD25 7EL
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 10 Blackthorn Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Blackthorn Close is an end-of-terrace house in Watford (WD25 7EL). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (February 2026) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. Across 1996–1999, sale prices on this property compounded at 16.5% per year. Today's modelled estimate of £459,000 sits 276.4% above the 1999 sale of £121,950. On a £-per-square-foot basis, the last sale (£116/sq ft) was about 57.5% below the postcode norm. At 98 m² it's 25.2% larger than the typical home in the postcode (78 m² median across 24 EPCs).
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Everything you need to know about 10 Blackthorn Close
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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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
Feb 2026EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 February 2036
Planning history
Applications and permits filed against 10 Blackthorn Close, Watford, WD25 7EL, sourced from the PlanIt planning register.
10 Blackthorn Close has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Blackthorn Close homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
10 Blackthorn Close is notably below the street on price per m².
Price per m²
£1,244
Street avg £3,937
Floor Area
98 m²
Street avg 79 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.7 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
0.2 km
Orchard Avenue — bus stop.
Closest school
0.3 km
Alban Wood Primary School and Nursery. 22 schools nearby.
Nearest schools
- Alban Wood Primary School and NurseryPrimary257m
- Future Academies WatfordSecondary624m
- Parmiter's SchoolSecondary887m
- Leavesden JMI SchoolPrimary992m
Nearest stops
- Orchard AvenueBus stop180m
- Farriers CourtBus stop214m
- Newhouse CrescentBus stop260m
- The Brow ShopsBus stop356m
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 7EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
40.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Mid 20th centuryEnd-Terrace HouseEPC D
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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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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 10 Blackthorn Close is modelled from its 98 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 7EL. 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. 3 sales are recorded for 10 Blackthorn 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 10 Blackthorn Close was lodged in February 2026 at band D and is valid until February 2036. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 10 Blackthorn 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 22 schools and 30 stops listed are measured in a straight line from WD25 7EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Blackthorn Close 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 10 Blackthorn Close, Watford, WD25 7EL. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7ELSold prices, values and energy ratings for the postcode
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