Model valuation£417,0008 Busby Close
Local market context
8 Privet Drive, Leavesden, Watford, WD25 7FD
EPC B
Estimated value
£641,000
- Since the 2012 sale (£420,000)+53%
- Against WD25 7FD's recent median (£660,000)-3%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor area
135 m²
1458 sq ft
Energy rating
B
Score 85
Council tax
Band E
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
£641,000
- Against its 2012 sale (£420,000)+53%
- Against WD25 7FD's recent median (£660,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Privet Drive is modelled from its 135 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7FD. 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
135 m² from the EPC lodged in December 2011
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in WD25 7FD
5 sales, median £660,000 (2026–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Sales timeline
25 March 2012Most recent
£420,000
Median price across the last 5 sales in WD25 7FD: £660,000 (2026–2017).
Nearby sales in WD25 7FD
5 Privet Drive, Leavesden, Watford, WD25 7FD
Sold Mar 2026
£780,0007 Privet Drive, Leavesden, Watford, WD25 7FD
Sold Jun 2024
£660,0003 Privet Drive, Leavesden, Watford, WD25 7FD
Sold Apr 2023
£670,0001 Privet Drive, Leavesden, Watford, WD25 7FD
Sold Sept 2017
£615,0004 Privet Drive, Leavesden, Watford, WD25 7FD
Sold Nov 2016
£700,000
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 8 Privet Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Privet Drive is a semi-detached house in Leavesden, Watford, Watford (WD25 7FD). It has a recorded floor area of 135 m² (around 1458 sq ft) and council tax band E. The latest certificate (December 2011) returns a high B (score 85), putting the home a stone's throw from an A rating. The latest certificate is from December 2011, so improvements made since then won't be reflected.
Today's modelled estimate of £641,000 sits 52.6% above the 2012 sale of £420,000. 14 years since the last transfer (March 2012).
Before you decide
Everything you need to know about 8 Privet Drive
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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.
8 Privet Drive's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Dec 2021
Current Certificate
Dec 2011EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.8 t/year
Occupancy
—
Certificate validity
Expired on 22 December 2021
Planning history
Applications and permits filed against 8 Privet Drive, Leavesden, Watford, WD25 7FD, sourced from the PlanIt planning register.
8 Privet Drive 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 Privet Drive homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Privet Drive outperforms the street on co₂ emissions by a wide margin.
Price per m²
£3,101
Street avg £4,366
Floor Area
135 m²
Street avg 143 m²
CO₂ Emissions
1.8 t/year
Street avg 2.5 t/year
Years Held
14 years
Street avg 7 years
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
0.1 km
Evans Avenue — bus stop.
Closest school
0.4 km
Kingsway Infants' School. 26 schools nearby.
Nearest schools
- Kingsway Infants' SchoolPrimary355m
- Kingsway Junior SchoolPrimary392m
- Leavesden JMI SchoolPrimary433m
- The Orchard Primary SchoolPrimary920m
Nearest stops
- Evans AvenueBus stop132m
- Macdonnell GardensBus stop134m
- North ApproachBus stop180m
- North Western AvenueBus stop200m
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 7FD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.2dB
Night-time· 23:00 – 07:00
46.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Semi-Detached HouseEPC B
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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 8 Privet Drive is modelled from its 135 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7FD. 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 8 Privet Drive. 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 8 Privet Drive was lodged in December 2011 at band B and expired in December 2021, 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 8 Privet Drive. 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 26 schools and 30 stops listed are measured in a straight line from WD25 7FD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Privet Drive is in council tax band E. 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 8 Privet Drive, Leavesden, Watford, WD25 7FD. Each answer is also embedded as structured data for search engines.
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