Model valuation£417,0008 Busby Close
Local market context
10 Merlin Way, Leavesden, Watford, WD25 7GJ
Solar panels4 sales on record5 planning records
Estimated value
£819,000
- Since the 2021 sale (£775,000)+6%
- Against WD25 7GJ's recent median (£510,000)+61%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
96 m²
1033 sq ft
Energy rating
C
Score 69
Council tax
Band F
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
£819,000
- Against its 2021 sale (£775,000)+6%
- Against WD25 7GJ's recent median (£510,000)+61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Merlin Way is modelled from its 96 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7GJ. 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
96 m² from the EPC lodged in October 2010
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in WD25 7GJ
5 sales, median £510,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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
26 February 2021Most recent
£775,000
+109.5%over 10 years7 January 2011
£370,000
+10.0%over 4 years13 December 2006
£336,500
+56.5%over 5 years19 April 2001
£215,000
Median price across the last 5 sales in WD25 7GJ: £510,000 (2025–2021).
Nearby sales in WD25 7GJ
23 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Jun 2025
£391,0007 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Mar 2025
£500,00012 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Oct 2024
£780,00011 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Nov 2021
£721,0001 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Jun 2021
£510,000
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
One time fee only - money back guarantee
About 10 Merlin Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Merlin Way is a five-bedroom detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 96 m² (around 1033 sq ft), construction records dating it to 1996-2002 and council tax band F. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (October 2010) shows a C (score 69), just inside the C band. The latest certificate is from October 2010, so improvements made since then won't be reflected.
Last sale on file: £775,000 in February 2021. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, a porch and a garage conversion, meaningful when judging how the property has evolved. At 96 m² it's 24.7% larger than the typical home in the postcode (77 m² median across 15 EPCs). Across 2001–2021, sale prices on this property compounded at 6.7% per year. On a £-per-square-foot basis, the last sale (£750/sq ft) was about 114% 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
- Bedrooms5
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- ParkingOff street
Building
- Solar panelsYes
- RefurbishedYes
Before you decide
Everything you need to know about 10 Merlin Way
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.
10 Merlin Way'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 26 Oct 2020
Current Certificate
Oct 2010EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 October 2020
Planning history
Applications and permits filed against 10 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.
10 Merlin Way has 2 separate extension applications on the council record.
5 applications on record at 10 Merlin Way, Leavesden, Watford, WD25 7GJ
5decisions4extensions54documents
- May 2008Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Conversion of garage into habitable room and single storey rear extension
Extension- Documents
- 8 docs on file
- Reference
- 08/0645/FUL
- More recent applications — locked
- RenovationMar 2018Decision
- PorchJan 2018Decision
+ 2 more applications in the report
Unlock 10 Merlin Way, Leavesden, Watford, WD25 7GJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full
- The 54 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Merlin Way homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
10 Merlin Way outperforms the street on price per m² by a wide margin.
Price per m²
£8,073
Street avg £5,329
Floor Area
96 m²
Street avg 91 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.4 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
Trident Road — bus stop.
Closest school
0.4 km
Leavesden JMI School. 26 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary358m
- Kingsway Infants' SchoolPrimary460m
- Kingsway Junior SchoolPrimary536m
- Alban Wood Primary School and NurseryPrimary1.1km
Nearest stops
- Trident RoadBus stop221m
- StudiosBus stop255m
- Hercules Way SouthBus stop347m
- Leavesden Green SchoolBus stop364m
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 7GJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.3dB
Night-time· 23:00 – 07:00
44.0dB
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 2 HomeBuyer Report
Late 20th 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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£600k
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1 Hammer Parade, Hunters Lane
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£454k
1 Hope Green
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1 Braham Crescent, Leavesden
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1 Cobb Green
WD25 7HZ
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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 10 Merlin Way is modelled from its 96 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7GJ. 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. 4 sales are recorded for 10 Merlin 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 Merlin Way was lodged in October 2010 at band C and expired in October 2020, 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. 5 applications are matched to 10 Merlin 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 7GJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Merlin Way is in council tax band F. 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 10 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7GJSold prices, values and energy ratings for the postcode
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