What type of property is 13 Blackthorn Close, WD25 7EL?

13 Blackthorn Close, WD25 7EL is a 3-bedroom mid-terrace house.

What did 13 Blackthorn Close, WD25 7EL sell for?

13 Blackthorn Close, WD25 7EL last sold for £422,500 in June 2021, around 5 years ago. Source: HM Land Registry.

What is the EPC rating for 13 Blackthorn Close, WD25 7EL?

The current EPC rating for 13 Blackthorn Close, WD25 7EL is C with a score of 75 out of 100, lodged in March 2021. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 13 Blackthorn Close, WD25 7EL?

13 Blackthorn Close, WD25 7EL has a recorded floor area of 94 m² (1,012 sq ft), around 31 m² per bedroom. That makes it about 24% larger than the median EPC-recorded property in WD25 7EL. Source: EPC Register.

How is 13 Blackthorn Close, WD25 7EL heated?

The latest EPC at 13 Blackthorn Close, WD25 7EL records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 13 Blackthorn Close, WD25 7EL?

13 Blackthorn Close, WD25 7EL is in council tax band C.

Where is 13 Blackthorn Close, WD25 7EL located?

13 Blackthorn Close, WD25 7EL sits in Watford. It falls within the WD25 postcode district in Hertfordshire.

What is crime like near 13 Blackthorn Close, WD25 7EL?

Police records around 13 Blackthorn Close, WD25 7EL show an average of 214 reported crimes per month over the last 13 months. Violent crime makes up roughly 36% of reports, the most common category. The overall trend is falling (15% versus the prior period). Source: Police UK.

Which schools serve 13 Blackthorn Close, WD25 7EL?

The closest primary school to 13 Blackthorn Close, WD25 7EL is Alban Wood Primary School and Nursery (257m), one of 19 primaries within walking distance. The closest secondary is Future Academies Watford (624m), with 3 secondaries in the surrounding area.

How well connected is 13 Blackthorn Close, WD25 7EL?

The closest bus stop to 13 Blackthorn Close, WD25 7EL is Orchard Avenue, 180m away. In total there are 30 bus stops within the surrounding area.

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13 Blackthorn Close, Watford, WD25 7EL

Estimated value

£454,000

Since the 2021 sale (£422,500)+7%
Against WD25 7EL's recent median (£410,000)+11%

Newest record on this page: July 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Mid terrace

Bedrooms

Bathrooms

Floor area

94 m²

1012 sq ft

Energy rating

Score 75

Council tax

Band C

Tenure

Owner Occupied

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Valuation

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

£454,000

Against its 2021 sale (£422,500)+7%
Against WD25 7EL's recent median (£410,000)+11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Blackthorn Close is modelled from its 94 m² EPC floor area, its 1 recorded sale 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
94 m² from the EPC lodged in March 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in WD25 7EL
5 sales, median £410,000 (2022–2018)

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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

22 June 2021Most recent
£422,500

Median price across the last 5 sales in WD25 7EL: £410,000 (2022–2018).

Nearby sales in WD25 7EL

Risks

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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Overview

About 13 Blackthorn Close

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Blackthorn Close is a three-bedroom mid-terrace house in Watford (WD25 7EL). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (March 2021) shows a C (score 75), near the top of the C band. The recommended improvements would push it to B (score 86).

At 94 m² it's 20.1% larger than the typical home in the postcode (78 m² median across 24 EPCs). On a £-per-square-foot basis, the last sale (£418/sq ft) was about 71.1% above the typical sold price in the postcode. Last sale on file: £422,500 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

Bedrooms3
Bathrooms2
CloakroomYes
EnsuiteYes

Outside

ParkingOff street

Before you decide

Everything you need to know about 13 Blackthorn Close

The true value, the hidden risks and the full sale history, in one report.

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Energy

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

Mar 2021

EPC Rating

C75

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

2.6 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 11 March 2031

4 years remaining

Planning

Planning history

Applications and permits filed against 13 Blackthorn Close, Watford, WD25 7EL, sourced from the PlanIt planning register.

13 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.

On the street

Versus other Blackthorn Close homes

Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 13 Blackthorn Close stands well clear of the street.

Price per m²

£4,495

Street avg £3,641

Above

Floor Area

94 m²

Street avg 79 m²

Strongly above

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

2.6 t/year

Street avg 3.7 t/year

Strongly above

Area

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.

Full Watford report

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.

Noise

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

Low

Night-time road noise heatmap for WD25 7EL

Night-time· 23:00 – 07:00

40.6dB

Low

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 3 Building Survey

Late 20th centuryMid-Terrace HouseEPC CExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£454k

1 Hope Green

WD25 7HQ

3 bed1 bath

£473k

1 Hammer Parade, Hunters Lane

WD25 7BB

3 bed2 bath

£410k

1 Cobb Green

WD25 7HZ

3 bed1 bath

£441k

1 Blackthorn Close

WD25 7EL

2 bed

£433k

1 Ganders Ash

WD25 7HE

2 bed1 bath

£600k

1 Halifax Close, Leavesden

WD25 7GG

4 bed

£716k

1 Griffon Way, Leavesden

WD25 7GE

4 bed2 bath

£615k

1 Albanwood

WD25 7BZ

5 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 13 Blackthorn Close is modelled from its 94 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 13 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 13 Blackthorn Close was lodged in March 2021 at band C and is valid until March 2031. 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 13 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: 13 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Blackthorn Close, Watford, WD25 7EL. Each answer is also embedded as structured data for search engines.

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