Model valuation£417,0008 Busby Close
Local market context
28 Westland Close, Leavesden, Watford, WD25 7GH
3 sales on record1 planning record
Estimated value
£573,000
- Since the 2016 sale (£495,000)+16%
- Against WD25 7GH's recent median (£550,000)+4%
Newest record on this page: September 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
72 m²
773 sq ft
Energy rating
C
Score 71
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
£573,000
- Against its 2016 sale (£495,000)+16%
- Against WD25 7GH's recent median (£550,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Westland Close is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 7GH. 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
72 m² from the EPC lodged in February 2012
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in WD25 7GH
5 sales, median £550,000 (2023–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
28 Westland Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 November 2016Most recent
£495,000
+50.0%over 3 years12 November 2012
£330,000
+24.6%over 9 years25 September 2003
£264,950
Median price across the last 5 sales in WD25 7GH: £550,000 (2023–2016).
Nearby sales in WD25 7GH
32 Westland Close, Leavesden, Watford, WD25 7GH
Sold Sept 2023
£610,00023 Westland Close, Leavesden, Watford, WD25 7GH
Sold Dec 2020
£365,00019 Westland Close, Leavesden, Watford, WD25 7GH
Sold Jun 2017
£425,00011 Westland Close, Leavesden, Watford, WD25 7GH
Sold May 2016
£600,00030 Westland Close, Leavesden, Watford, WD25 7GH
Sold Mar 2016
£550,000
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 28 Westland Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Westland Close is a three-bedroom detached house in Leavesden, Watford, Watford (WD25 7GH). It has a recorded floor area of 72 m² (around 773 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (February 2012) shows a C (score 71). The latest certificate is from February 2012, so improvements made since then won't be reflected. The home occupies a corner plot.
At 72 m² it sits well below the postcode median (103 m² across 13 EPCs), making it one of the more compact homes locally. One planning record on file: a loft conversion approved in 2018. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2003–2016, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £573,000 is 15.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£640/sq ft) was about 95.7% above the typical sold price in the postcode. On the market in November 2016 and unlisted since — roughly 10 years.
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
- Dining roomYes
- CloakroomYes
Outside
- Private gardenYes
- GarageDetached
- Corner plotYes
Before you decide
Everything you need to know about 28 Westland 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.
28 Westland Close'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 01 Feb 2022
Current Certificate
Feb 2012EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 February 2022
Planning history
Applications and permits filed against 28 Westland Close, Leavesden, Watford, WD25 7GH, sourced from the PlanIt planning register.
1 application on record at 28 Westland Close, Leavesden, Watford, WD25 7GH
1decisions1extensions5documents
- Nov 2018Loft ConversionOutlineOutcome in report
Certificate of Lawfulness Proposed Development: Construction of rear dormer window.
- Documents
- 5 docs on file
- Reference
- 18/1971/CLPD
Unlock 28 Westland Close, Leavesden, Watford, WD25 7GH's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Westland Close homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
28 Westland Close outperforms the street on price per m² by a wide margin.
Price per m²
£6,889
Street avg £4,582
Floor Area
72 m²
Street avg 103 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.4 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
0.2 km
Macdonnell Gardens — bus stop.
Closest school
0.4 km
Kingsway Infants' School. 26 schools nearby.
Nearest schools
- Kingsway Infants' SchoolPrimary431m
- Leavesden JMI SchoolPrimary454m
- Kingsway Junior SchoolPrimary479m
- The Orchard Primary SchoolPrimary965m
Nearest stops
- Macdonnell GardensBus stop172m
- Evans AvenueBus stop234m
- StudiosBus stop247m
- North Western AvenueBus stop269m
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 7GH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.7dB
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
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21st centuryDetached 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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£441k
1 Blackthorn Close
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1 Albanwood
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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 28 Westland Close is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WD25 7GH. 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 28 Westland 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 28 Westland Close was lodged in February 2012 at band C and expired in February 2022, 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. 1 application is matched to 28 Westland 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 26 schools and 30 stops listed are measured in a straight line from WD25 7GH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 28 Westland Close 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 28 Westland Close, Leavesden, Watford, WD25 7GH. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7GHSold prices, values and energy ratings for the postcode
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