Model valuation£417,0008 Busby Close
Local market context
8 Royce Grove, Leavesden, Watford, WD25 7GD
5 sales on record3 planning records
Estimated value
£656,000
- Since the 2024 sale (£655,000)0%
- Against WD25 7GD's recent median (£555,000)+18%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
132 m²
1421 sq ft
Energy rating
C
Score 74
Council tax
Band E
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
£656,000
- Against its 2024 sale (£655,000)0%
- Against WD25 7GD's recent median (£555,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Royce Grove is modelled from its 132 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD25 7GD. 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
132 m² from the EPC lodged in November 2023
Sales of this home
5 sales recorded, the latest in 2024
Recent sales in WD25 7GD
5 sales, median £555,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
Sale price has grown by over 3x since 2001.
Sales timeline
20 October 2024Most recent
£655,000
+85.8%over 16 years20 July 2008
£352,500
+28.2%over 3 years26 November 2004
£275,000
+10.0%over 2 years19 September 2002
£249,995
+31.6%over 1 year7 June 2001
£189,995
Median price across the last 5 sales in WD25 7GD: £555,000 (2024–2020).
Nearby sales in WD25 7GD
18 Royce Grove, Leavesden, Watford, WD25 7GD
Sold Jul 2024
£680,00010 Royce Grove, Leavesden, Watford, WD25 7GD
Sold May 2023
£710,00020 Royce Grove, Leavesden, Watford, WD25 7GD
Sold Jun 2021
£555,00032 Royce Grove, Leavesden, Watford, WD25 7GD
Sold Oct 2020
£390,00024 Royce Grove, Leavesden, Watford, WD25 7GD
Sold Jan 2020
£370,000
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 Royce Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Royce Grove is a four-bedroom detached house in Leavesden, Watford, Watford (WD25 7GD). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (November 2023) shows a C (score 74). The recommended improvements would push it to B (score 82).
At 132 m² the property is well over the postcode median (75 m² across 11 EPCs), placing it in the larger end of the local stock. Most recent transfer: October 2024 at £655,000. Across the public record there are 5 sales, relatively high churn for a single property. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2001–2024, sale prices on this property compounded at 5.4% per year. On a £-per-square-foot basis, the last sale (£461/sq ft) was about 50% above the typical sold price in the postcode.
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
- Bedrooms4
- Bathrooms3
Outside
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 Royce Grove
The true value, the hidden risks and the full sale history, in one report.
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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
Nov 2023EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 November 2033
Planning history
Applications and permits filed against 8 Royce Grove, Leavesden, Watford, WD25 7GD, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
3 applications on record at 8 Royce Grove, Leavesden, Watford, WD25 7GD
3decisions3extensions28documents
- Mar 2007Loft ConversionOutlineOutcome in report
Certificate of Lawfulness Proposed Development: Loft conversion with four velux windows to side and one velux window and one dormer window to other side and second floor window to rear elevation
- Documents
- 7 docs on file
- Reference
- 07/0127/CLPD
- More recent applications — locked
- ExtensionNov 2016Decision
- ExtensionOct 2016Decision
Unlock 8 Royce Grove, Leavesden, Watford, WD25 7GD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full
- The 28 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Royce Grove homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 8 Royce Grove runs well behind the street norm.
Price per m²
£4,962
Street avg £4,846
Floor Area
132 m²
Street avg 93 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.2 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
0.1 km
Studios — bus stop.
Closest school
0.5 km
Leavesden JMI School. 25 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary527m
- Kingsway Infants' SchoolPrimary583m
- Kingsway Junior SchoolPrimary645m
- The Orchard Primary SchoolPrimary1.1km
Nearest stops
- StudiosBus stop82m
- Harry Potter Studio TourBus stop287m
- Macdonnell GardensBus stop335m
- Trident RoadBus stop376m
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 7GD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
44.4dB
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 centuryDetached 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 £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£716k
1 Griffon Way, Leavesden
WD25 7GE
4 bed2 bath
£600k
1 Halifax Close, Leavesden
WD25 7GG
4 bed
£615k
1 Albanwood
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5 bed2 bath
£902k
1 Dowding Way, Leavesden
WD25 7GA
5 bed2 bath
£473k
1 Hammer Parade, Hunters Lane
WD25 7BB
3 bed2 bath
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£410k
1 Cobb Green
WD25 7HZ
3 bed1 bath
£441k
1 Blackthorn Close
WD25 7EL
2 bed
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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 8 Royce Grove is modelled from its 132 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WD25 7GD. 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. 5 sales are recorded for 8 Royce Grove. 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 Royce Grove was lodged in November 2023 at band C and is valid until November 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 8 Royce Grove. 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 25 schools and 30 stops listed are measured in a straight line from WD25 7GD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Royce Grove 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 Royce Grove, Leavesden, Watford, WD25 7GD. Each answer is also embedded as structured data for search engines.
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