What kind of home is 12 Merlin Way, WD25 7GJ?

12 Merlin Way, WD25 7GJ is a 4-bedroom detached house, set on a cul-de-sac.

What did 12 Merlin Way, WD25 7GJ sell for?

12 Merlin Way, WD25 7GJ last sold for £780,000 in October 2024, around 2 years ago. Before that, it sold for £275,000 in April 2001, so prices have been rising over 24 years on record. Source: HM Land Registry.

How has the value of 12 Merlin Way, WD25 7GJ changed over time?

Across 2 sales between April 2001 and October 2024, 12 Merlin Way, WD25 7GJ rose from £275,000 to £780,000, a change of £505,000. That works out to roughly +4.5% per year compounded over 24 years. Source: HM Land Registry.

What energy rating does 12 Merlin Way, WD25 7GJ have?

The current EPC rating for 12 Merlin Way, WD25 7GJ is C with a score of 72 out of 100, lodged in April 2024. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 12 Merlin Way, WD25 7GJ?

12 Merlin Way, WD25 7GJ has a recorded floor area of 120 m² (1,292 sq ft), around 30 m² per bedroom. That makes it about 56% larger than the median EPC-recorded property in WD25 7GJ. Source: EPC Register.

What heating system does 12 Merlin Way, WD25 7GJ use?

The latest EPC at 12 Merlin Way, WD25 7GJ records mains gas as the main heating fuel. Source: EPC Register.

Are there any planning records for 12 Merlin Way, WD25 7GJ?

12 Merlin Way, WD25 7GJ has 1 planning record on file (1 approved), most recent in May 2008. Source: PlanIt planning register.

What is the council tax band for 12 Merlin Way, WD25 7GJ?

12 Merlin Way, WD25 7GJ is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is 12 Merlin Way, WD25 7GJ in?

12 Merlin Way, WD25 7GJ sits in Leavesden, Watford, Watford. It falls within the WD25 postcode district in Hertfordshire.

Is 12 Merlin Way, WD25 7GJ in a safe area?

Police records around 12 Merlin Way, WD25 7GJ 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.

What schools are near 12 Merlin Way, WD25 7GJ?

The closest primary school to 12 Merlin Way, WD25 7GJ is Leavesden JMI School (358m), one of 23 primaries within walking distance. The closest secondary is Future Academies Watford (1.6km), with 3 secondaries in the surrounding area.

How well connected is 12 Merlin Way, WD25 7GJ?

The closest bus stop to 12 Merlin Way, WD25 7GJ is Trident Road, 221m away. In total there are 30 bus stops within the surrounding area.

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12 Merlin Way, Leavesden, Watford, WD25 7GJ

1 planning record

Estimated value

£799,000

Since the 2024 sale (£780,000)+2%
Against WD25 7GJ's recent median (£500,000)+60%

Newest record on this page: June 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

120 m²

1292 sq ft

Energy rating

Score 72

Council tax

Band F

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

£799,000

Against its 2024 sale (£780,000)+2%
Against WD25 7GJ's recent median (£500,000)+60%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Merlin Way is modelled from its 120 m² EPC floor area, its 2 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
120 m² from the EPC lodged in April 2024
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in WD25 7GJ
5 sales, median £500,000 (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 application	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.

Latest sale on 12 Merlin Way was the highest on Land Registry record across the postcode.

Sales timeline

31 October 2024Most recent
£780,000
+183.6%over 23 years
26 April 2001
£275,000

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

Nearby sales in WD25 7GJ

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 12 Merlin Way

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

12 Merlin Way is a four-bedroom detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1996-2002 and council tax band F. Other recorded features include outbuildings. The home occupies a cul-de-sac position. The latest certificate (April 2024) shows a C (score 72). The recommended improvements would push it to B (score 82).

At 120 m² the property is well over the postcode median (77 m² across 15 EPCs), placing it in the larger end of the local stock. One planning record on file: a garage conversion approved in 2008. Past consents include a garage conversion, meaningful when judging how the property has evolved. Across 2001–2024, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£604/sq ft) was about 72.3% above the typical sold price in the postcode. Sold October 2024 for £780,000.

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
Utility roomYes

Outside

Private gardenRear
DrivewayYes
OutbuildingsYes
Cul-de-sacYes

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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.

Current Certificate

Apr 2024

EPC Rating

C72

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

3.6 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 17 April 2034

7 years remaining

Planning

Planning history

Applications and permits filed against 12 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.

1 application on record at 12 Merlin Way, Leavesden, Watford, WD25 7GJ

1decisions1extensions7documents

May 2008
Garage ConversionFull
Outcome in report
Conversion of garage into habitable room
Documents
7 docs on file
Reference
08/0640/FUL
Full record in report

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Every decision — granted, refused or withdrawn (1 on record)
All 1 application on this property in full
The 7 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.

12 Merlin Way is notably below the street on years held.

Price per m²

£6,500

Street avg £5,434

Strongly above

Floor Area

120 m²

Street avg 89 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

3.6 t/year

Street avg 3.4 t/year

Below

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· 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

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Late 20th centuryDetached HouseEPC CPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

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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.

£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 12 Merlin Way is modelled from its 120 m² EPC floor area, its 2 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. 2 sales are recorded for 12 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 12 Merlin Way was lodged in April 2024 at band C and is valid until April 2034. 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 12 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: 12 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 12 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.

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12 Merlin Way, Leavesden, Watford, WD25 7GJ

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in WD25 7GJ

Inside

Outside

Everything you need to know about 12 Merlin Way

EPC Rating

Unlock 12 Merlin Way, Leavesden, Watford, WD25 7GJ's full planning history

Nearest schools

Nearest stops

Most reported crime locally

Level 3 Building Survey

1 Griffon Way, Leavesden

1 Halifax Close, Leavesden

1 Dowding Way, Leavesden

1 Albanwood

1 Hammer Parade, Hunters Lane

1 Hope Green

1 Cobb Green

1 Blackthorn Close

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