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11 Merlin Way, Leavesden, Watford, WD25 7GJ

3 sales on record1 planning record

Estimated value

£782,000

  • Since the 2021 sale (£721,000)+8%
  • Against WD25 7GJ's recent median (£500,000)+56%

Newest record on this page: February 2026. 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
4
Bathrooms
2
Floor area
110 m²
1184 sq ft
Energy rating
C
Score 72
Council tax
Band F
Tenure
Freehold
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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

£782,000

  • Against its 2021 sale (£721,000)+8%
  • Against WD25 7GJ's recent median (£500,000)+56%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Merlin Way is modelled from its 110 m² EPC floor area, its 3 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

    110 m² from the EPC lodged in April 2018

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in WD25 7GJ

    5 sales, median £500,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

11 Merlin Way has more than doubled in price since the earliest registered sale in 2002.

Sales timeline

  1. 19 November 2021Most recent

    £721,000

    +73.7%over 17 years

  2. 10 May 2004

    £415,000

    +40.7%over 2 years

  3. 4 April 2002

    £295,000

Median price across the last 5 sales in WD25 7GJ: £500,000 (2025–2021).

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

One time fee only - money back guarantee

Overview

About 11 Merlin Way

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

11 Merlin Way is a four-bedroom detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 2003-2006 and council tax band F. Tenure is freehold. The latest certificate (April 2018) shows a C (score 72). The recommended improvements would push it to B (score 86).

One planning application is currently pending a decision in 2026. At 110 m² the property is well over the postcode median (77 m² across 15 EPCs), placing it in the larger end of the local stock. Across 2002–2021, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£609/sq ft) was about 78.1% above the typical sold price in the postcode. Last sale on file: £721,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms4
  • Bathrooms2
  • Dining roomYes

Outside

  • Private gardenYes
  • GarageYes

Building

  • TenureFreehold
Before you decide

Everything you need to know about 11 Merlin Way

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

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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
Apr 2018

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 22 April 2028

1 year remaining
Planning

Planning history

Applications and permits filed against 11 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.

An application for a garage conversion is currently awaiting a decision.

1 application on record at 11 Merlin Way, Leavesden, Watford, WD25 7GJ

1 live now
0decisions1extensions11documents
  1. Feb 2026
    Garage ConversionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Construction of single storey rear extension with rooflights, partial conversion of the existing garage and alterations to fenestrations, including replacement of windows

    ExtensionNew Windows
    Documents
    11 docs on file
    Reference
    26/0303/FUL
    Full record in report

Unlock 11 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
  • All 1 application on this property in full
  • The 11 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Merlin Way homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 11 Merlin Way runs comfortably ahead of the street norm.

Price per m²

£6,555

Street avg £5,430

Strongly above

Floor Area

110 m²

Street avg 90 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.3 t/year

Street avg 3.4 t/year

On par
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

0.2 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.

Noise

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 road noise heatmap for WD25 7GJ

Daytime· 07:00 – 23:00

53.3dB

Low
Night-time road noise heatmap for WD25 7GJ

Night-time· 23:00 – 07:00

44.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryDetached HouseFreeholdEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £995 · Includes VAT

Comparables

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
£902k

1 Dowding Way, Leavesden

WD25 7GA

5 bed2 bath
£615k

1 Albanwood

WD25 7BZ

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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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 11 Merlin Way is modelled from its 110 m² EPC floor area, its 3 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. 3 sales are recorded for 11 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 11 Merlin Way was lodged in April 2018 at band C and is valid until April 2028. 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 11 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
11 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 11 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.

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