Model valuation£417,0008 Busby Close
Local market context
4 Blackthorn Close, Watford, WD25 7EL
3 sales on record
Estimated value
£435,000
- Since the 2022 sale (£445,000)-2%
- Against WD25 7EL's recent median (£410,000)+6%
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
Mid terrace
Habitable rooms
4
From EPC
Floor area
80 m²
861 sq ft
Energy rating
C
Score 70
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
£435,000
- Against its 2022 sale (£445,000)-2%
- Against WD25 7EL's recent median (£410,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Blackthorn Close is modelled from its 80 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
80 m² from the EPC lodged in October 2020
Sales of this home
3 sales recorded, the latest in 2022
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 |
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
29 June 2022Most recent
£445,000
+15.0%over 4 years19 January 2018
£387,000
+65.4%over 7 years17 June 2010
£234,000
Median price across the last 5 sales in WD25 7EL: £410,000 (2022–2018).
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 4 Blackthorn Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Blackthorn Close is a mid-terrace house in Watford (WD25 7EL). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2020) shows a C (score 70). When first surveyed in March 2010 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Poor to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 87).
Across 2010–2022, sale prices on this property compounded at 5.5% per year. On a £-per-square-foot basis, the last sale (£517/sq ft) was about 112.4% above the typical sold price in the postcode. Most recent transfer: June 2022 at £445,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about 4 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.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 11 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Mar 2010
EPC improved fromD67toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
13%100%
More low energy lighting installed
Planning history
Applications and permits filed against 4 Blackthorn Close, Watford, WD25 7EL, sourced from the PlanIt planning register.
4 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.
4 Blackthorn Close outperforms the street on price per m² by a wide margin.
Price per m²
£5,563
Street avg £3,544
Floor Area
80 m²
Street avg 80 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.9 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 centuryMid-Terrace HouseEPC 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.
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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 4 Blackthorn Close is modelled from its 80 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 4 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 4 Blackthorn Close was lodged in October 2020 at band C and is valid until October 2030. 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 4 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
- 4 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 4 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
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 4 Blackthorn Close, Watford valuationHow the estimate is built and what moves it
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