Model valuation£417,0008 Busby Close
Local market context
2 Blackthorn Close, Watford, WD25 7EL
Estimated value
£393,000
- Since the 2005 sale (£195,000)+102%
- Against WD25 7EL's recent median (£422,500)-7%
Newest record on this page: July 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
4
From EPC
Floor area
91 m²
980 sq ft
Energy rating
E
Score 47
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
£393,000
- Against its 2005 sale (£195,000)+102%
- Against WD25 7EL's recent median (£422,500)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Blackthorn Close is modelled from its 91 m² EPC floor area, its 2 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
91 m² from the EPC lodged in April 2016
Sales of this home
2 sales recorded, the latest in 2005
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.
2 Blackthorn Close's estimated value is more than triple its earliest registered sale price (2002).
Sales timeline
25 November 2005Most recent
£195,000
+77.3%over 3 years22 September 2002
£110,000
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 2 Blackthorn Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Blackthorn Close is an end-of-terrace house in Watford (WD25 7EL). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2016) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from April 2016, so improvements made since then won't be reflected.
It hasn't traded since November 2005, a hold of 21 years that's notably long for the area. Across 2002–2005, sale prices on this property compounded at 19.8% per year. Today's modelled estimate of £393,000 sits 101.5% above the 2005 sale of £195,000. On a £-per-square-foot basis, the last sale (£199/sq ft) was about 26.4% below the postcode norm. At 91 m² it's 16.2% larger than the typical home in the postcode (78 m² median across 24 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs).
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Everything you need to know about 2 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Apr 2026
Current Certificate
Apr 2016EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 April 2026
Planning history
Applications and permits filed against 2 Blackthorn Close, Watford, WD25 7EL, sourced from the PlanIt planning register.
2 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.
EPC Rating for 2 Blackthorn Close lags the street by a wide margin.
Price per m²
£2,143
Street avg £3,855
Floor Area
91 m²
Street avg 79 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.8 t/year
Street avg 3.6 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
0.2 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 E
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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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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 2 Blackthorn Close is modelled from its 91 m² EPC floor area, its 2 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. 2 sales are recorded for 2 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 2 Blackthorn Close was lodged in April 2016 at band E and expired in April 2026, 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. None is matched to 2 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
- 2 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 2 Blackthorn Close, Watford, WD25 7EL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WD25 7ELSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 2 Blackthorn Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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