What type of property is 10 Griffon Way, WD25 7GE?

10 Griffon Way, WD25 7GE is a 3-bedroom detached house.

What did 10 Griffon Way, WD25 7GE sell for?

10 Griffon Way, WD25 7GE last sold for £324,000 in December 2005, around 21 years ago. Before that, it sold for £204,950 in January 2001, so prices have been rising over 5 years on record. Source: HM Land Registry.

What is the price history for 10 Griffon Way, WD25 7GE?

Across 2 sales between January 2001 and December 2005, 10 Griffon Way, WD25 7GE rose from £204,950 to £324,000, a change of £119,050. That works out to roughly +9.9% per year compounded over 5 years. Source: HM Land Registry.

What is the EPC rating for 10 Griffon Way, WD25 7GE?

The current EPC rating for 10 Griffon Way, WD25 7GE is D with a score of 65 out of 100, lodged in February 2025. It has dropped from a C recorded in September 2014. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 10 Griffon Way, WD25 7GE?

10 Griffon Way, WD25 7GE has a recorded floor area of 88 m² (947 sq ft), around 29 m² per bedroom. That makes it about 20% smaller than the median EPC-recorded property in WD25 7GE. Source: EPC Register.

How is 10 Griffon Way, WD25 7GE heated?

The latest EPC at 10 Griffon Way, WD25 7GE records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 10 Griffon Way, WD25 7GE?

10 Griffon Way, WD25 7GE is in council tax band E.

Where is 10 Griffon Way, WD25 7GE located?

10 Griffon Way, WD25 7GE sits in Leavesden, Watford, Watford. It falls within the WD25 postcode district in Hertfordshire.

How safe is the area around 10 Griffon Way, WD25 7GE?

Police records around 10 Griffon Way, WD25 7GE 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.

Which schools serve 10 Griffon Way, WD25 7GE?

The closest primary school to 10 Griffon Way, WD25 7GE is Leavesden JMI School (492m), one of 23 primaries within walking distance. The closest secondary is Future Academies Watford (1.8km), with 3 secondaries in the surrounding area.

How well connected is 10 Griffon Way, WD25 7GE?

The closest bus stop to 10 Griffon Way, WD25 7GE is Studios, 117m away. In total there are 30 bus stops within the surrounding area.

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10 Griffon Way, Leavesden, Watford, WD25 7GE

Estimated value

£607,000

Since the 2005 sale (£324,000)+87%
Against WD25 7GE's recent median (£504,000)+20%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Detached

Bedrooms

Bathrooms

Floor area

88 m²

947 sq ft

Energy rating

Score 65

Council tax

Band E

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

£607,000

Against its 2005 sale (£324,000)+87%
Against WD25 7GE's recent median (£504,000)+20%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 10 Griffon Way is modelled from its 88 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7GE. 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
88 m² from the EPC lodged in February 2025
Sales of this home
2 sales recorded, the latest in 2005
Recent sales in WD25 7GE
5 sales, median £504,000 (2025–2013)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: July 2025	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.

10 Griffon Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

16 December 2005Most recent
£324,000
+58.1%over 4 years
31 January 2001
£204,950

Median price across the last 5 sales in WD25 7GE: £504,000 (2025–2013).

Nearby sales in WD25 7GE

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 10 Griffon Way

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

10 Griffon Way is a three-bedroom detached house in Leavesden, Watford, Watford (WD25 7GE). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (February 2025) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (September 2014); the latest reading is one band lower. Between certificates, roof efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 86), a 2-band jump.

Held since December 2005 — that's 21 years off the open market, well above the local norm. Across 2001–2005, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £607,000 sits 87.3% above the 2005 sale of £324,000. At 88 m² it's 19.8% smaller than the typical home in the postcode (110 m² median across 7 EPCs).

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
Bathrooms2

Before you decide

Everything you need to know about 10 Griffon Way

The true value, the hidden risks and the full sale history, in one report.

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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(1 of 2)

Feb 2025

EPC Rating

D65

Main Heating

Gas

Main Fuel

Gas

Hot Water

Average

Windows

Average

CO2 Emissions

3.7 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 3 February 2035

8 years remaining

Planning

Planning history

Applications and permits filed against 10 Griffon Way, Leavesden, Watford, WD25 7GE, sourced from the PlanIt planning register.

10 Griffon Way 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 Griffon Way homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 10 Griffon Way stands well clear of the street.

Price per m²

£3,682

Street avg £4,602

Below

Floor Area

88 m²

Street avg 106 m²

Strongly below

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

3.7 t/year

Street avg 4.0 t/year

Above

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

0.1 km

Studios — bus stop.

Closest school

0.5 km

Leavesden JMI School. 26 schools nearby.

Nearest schools

Leavesden JMI SchoolPrimary492m
Kingsway Infants' SchoolPrimary554m
Kingsway Junior SchoolPrimary618m
The Orchard Primary SchoolPrimary1.1km

Nearest stops

StudiosBus stop117m
Harry Potter Studio TourBus stop307m
Macdonnell GardensBus stop335m
Trident RoadBus stop342m

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 7GE from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

53.3dB

Low

Night-time road noise heatmap for WD25 7GE

Night-time· 23:00 – 07:00

44.4dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

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Late 20th centuryDetached HouseEPC D

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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.

£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

£600k

1 Halifax Close, Leavesden

WD25 7GG

4 bed

£716k

1 Griffon Way, Leavesden

WD25 7GE

4 bed2 bath

£441k

1 Blackthorn Close

WD25 7EL

2 bed

£433k

1 Ganders Ash

WD25 7HE

2 bed1 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 10 Griffon Way is modelled from its 88 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 7GE. 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 10 Griffon Way. 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 10 Griffon Way was lodged in February 2025 at band D and is valid until February 2035. 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 10 Griffon Way. 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 7GE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 10 Griffon Way 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 10 Griffon Way, Leavesden, Watford, WD25 7GE. Each answer is also embedded as structured data for search engines.

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