What kind of home is 50 Blackthorn Close, WD25 7EL?

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

What was the last sold price for 50 Blackthorn Close, WD25 7EL?

50 Blackthorn Close, WD25 7EL last sold for £380,000 in January 2021, around 6 years ago. Source: HM Land Registry.

What is the EPC rating for 50 Blackthorn Close, WD25 7EL?

The current EPC rating for 50 Blackthorn Close, WD25 7EL is E with a score of 49 out of 100, lodged in July 2020. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 50 Blackthorn Close, WD25 7EL?

50 Blackthorn Close, WD25 7EL has a recorded floor area of 79 m² (850 sq ft), around 26 m² per bedroom. Source: EPC Register.

What heating system does 50 Blackthorn Close, WD25 7EL use?

The latest EPC at 50 Blackthorn Close, WD25 7EL records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 50 Blackthorn Close, WD25 7EL?

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

Which area is 50 Blackthorn Close, WD25 7EL in?

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

Is 50 Blackthorn Close, WD25 7EL in a safe area?

Police records around 50 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.

What schools are near 50 Blackthorn Close, WD25 7EL?

The closest primary school to 50 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 50 Blackthorn Close, WD25 7EL?

The closest bus stop to 50 Blackthorn Close, WD25 7EL is Orchard Avenue, 180m away. In total there are 30 bus stops within the surrounding area.

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50 Blackthorn Close, Watford, WD25 7EL

Estimated value

£420,000

Since the 2021 sale (£380,000)+11%
Against WD25 7EL's recent median (£422,500)-1%

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

Bathroom

Floor area

79 m²

850 sq ft

Energy rating

Score 49

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

£420,000

Against its 2021 sale (£380,000)+11%
Against WD25 7EL's recent median (£422,500)-1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 50 Blackthorn Close is modelled from its 79 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
79 m² from the EPC lodged in July 2020
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in WD25 7EL
5 sales, median £422,500 (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

29 January 2021Most recent
£380,000

Median price across the last 5 sales in WD25 7EL: £422,500 (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 50 Blackthorn Close

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

50 Blackthorn Close is a three-bedroom mid-terrace house in Watford (WD25 7EL). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (July 2020) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump.

It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Today's modelled estimate of £420,000 is 10.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£447/sq ft) was about 83.1% above the typical sold price in the postcode. Most recent transfer: January 2021 at £380,000. 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
Bathrooms1

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate

Jul 2020

EPC Rating

E49

Main Heating

Gas

Main Fuel

Gas

Hot Water

Average

Windows

Average

CO2 Emissions

5.5 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 12 July 2030

3 years remaining

Planning

Planning history

Applications and permits filed against 50 Blackthorn Close, Watford, WD25 7EL, sourced from the PlanIt planning register.

50 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 co₂ emissions, 50 Blackthorn Close runs well behind the street norm.

Price per m²

£4,810

Street avg £3,613

Strongly above

Floor Area

79 m²

Street avg 80 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

Above

CO₂ Emissions

5.5 t/year

Street avg 3.6 t/year

Strongly below

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

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Mid 20th centuryMid-Terrace HouseEPC E

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Comparables

Similar properties nearby

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

£410k

1 Cobb Green

WD25 7HZ

3 bed1 bath

£454k

1 Hope Green

WD25 7HQ

3 bed1 bath

£473k

1 Hammer Parade, Hunters Lane

WD25 7BB

3 bed2 bath

£433k

1 Ganders Ash

WD25 7HE

2 bed1 bath

£441k

1 Blackthorn Close

WD25 7EL

2 bed

£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 50 Blackthorn Close is modelled from its 79 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 50 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 50 Blackthorn Close was lodged in July 2020 at band E and is valid until July 2030. 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 50 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: 50 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 50 Blackthorn Close, Watford, WD25 7EL. Each answer is also embedded as structured data for search engines.

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