Model valuation£417,0008 Busby Close
Local market context
32 Westland Close, Leavesden, Watford, WD25 7GH
Notable views3 sales on record1 planning record
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
106 m²
1141 sq ft
Energy rating
C
Score 71
Council tax
Band E
Tenure
Owner Occupied
About 32 Westland Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 Westland Close is a three-bedroom detached house in Leavesden, Watford, Watford (WD25 7GH). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 2003-2006 and council tax band E. Other recorded features include notable views. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position. The latest certificate (September 2022) shows a C (score 71). The recommended improvements would push it to B (score 82).
One planning record on file: an extension approved in 2009. Past consents include an extension, a garage conversion and partial demolition, meaningful when judging how the property has evolved. At 106 m² it's 18.4% larger than the typical home in the postcode (90 m² median across 13 EPCs). Across 2003–2023, sale prices on this property compounded at 4.1% per year. On a £-per-square-foot basis, the last sale (£535/sq ft) was about 58.2% above the typical sold price in the postcode. Sold September 2023 for £610,000.
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
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff street
- Notable viewsYes
- Cul-de-sacYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 32 Westland Close
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
Sept 2022EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 September 2032
Get a survey for this property
Level 3 Building Survey
21st 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
Planning history
Applications and permits filed against 32 Westland Close, Leavesden, Watford, WD25 7GH, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at 32 Westland Close, Leavesden, Watford, WD25 7GH
1decisions1extensions5documents
Flagged:Demolition
- May 2009Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Demolition of existing conservatory and erection of single-storey rear extension and garage conversion
ExtensionDemolition- Documents
- 5 docs on file
- Reference
- 09/0403/FUL
Unlock 32 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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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 32 Westland Close was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£627,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.1% per year over 20 years.
Last sold (2023)
£610,000
Growth on file: 4.1% per year over 20 years.
Sales timeline
4 September 2023Most recent
£610,000
+106.8%over 17 years4 October 2005
£295,000
+9.3%over 2 years6 August 2003
£269,950
Median price across the last 5 sales in WD25 7GH: £495,000 (2020–2016).
Nearby sales in WD25 7GH
23 Westland Close, Leavesden, Watford, WD25 7GH
Sold Dec 2020
£365,00019 Westland Close, Leavesden, Watford, WD25 7GH
Sold Jun 2017
£425,00028 Westland Close, Leavesden, Watford, WD25 7GH
Sold Nov 2016
£495,00011 Westland Close, Leavesden, Watford, WD25 7GH
Sold May 2016
£600,00030 Westland Close, Leavesden, Watford, WD25 7GH
Sold Mar 2016
£550,000
Versus other Westland Close homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 32 Westland Close lags the street by a wide margin.
Price per m²
£5,755
Street avg £4,669
Floor Area
106 m²
Street avg 100 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 3.1 t/year
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Start your researchSimilar 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
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about 32 Westland Close, Leavesden, Watford, WD25 7GH. Each answer is also embedded as structured data for search engines.