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23 Merlin Way, Leavesden, Watford, WD25 7GJ

Property type
Semi-detached
Bedrooms
2
Floor area
61 m²
657 sq ft
Energy rating
D
Score 65
Council tax
Band D
Tenure
Owner Occupied
Overview

About 23 Merlin Way

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

23 Merlin Way is a two-bedroom semi-detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (January 2025) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump.

Most recent transfer was June 2025 at £391,000 — fresh data. Across 2001–2025, sale prices on this property compounded at 4% per year. On a £-per-square-foot basis, the last sale (£595/sq ft) was about 76.1% above the typical sold price in the postcode. At 61 m² it's 23.8% smaller than the typical home in the postcode (80 m² median across 14 EPCs).

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

  • Bedrooms2

Outside

  • Private gardenYes
  • ParkingYes
Before you decide

Everything you need to know about 23 Merlin Way

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

£14.99one-off

30-day money-back guarantee

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
  • Beautiful Places, source of nearby scenic places
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 23 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.

23 Merlin Way has no planning applications on record.

The full report still covers planning activity across the surrounding area.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 2001.

Current estimate

£423,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.0% per year over 24 years.

See how we calculated this
Last sold (2025)

£391,000

Growth on file: 4.0% per year over 24 years.

Sales timeline

  1. 26 June 2025Most recent

    £391,000

    +149.0%over 23 years

  2. 14 December 2001

    £157,000

Median price across the last 5 sales in WD25 7GJ: £510,000 (2025–2021).

On the street

Versus other Merlin Way homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 23 Merlin Way runs well behind the street norm.

Price per m²

£6,410

Street avg £5,365

Above

Floor Area

61 m²

Street avg 94 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

2.9 t/year

Street avg 3.5 t/year

On par
Before you decide

Everything you need to know about 23 Merlin Way

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

£14.99one-off

30-day money-back guarantee

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
  • Beautiful Places, source of nearby scenic places
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£413k

1 Ganders Ash

WD25 7HE

2 bed1 bath
£435k

1 Blackthorn Close

WD25 7EL

2 bed
£434k

1 Cobb Green

WD25 7HZ

3 bed1 bath
£472k

1 Hope Green

WD25 7HQ

3 bed1 bath
£497k

1 Hammer Parade, Hunters Lane

WD25 7BB

3 bed2 bath
£259k

1 Harding Close

WD25 7PE

1 bed1 bath
£258k

1 Campion Close

WD25 7PL

1 bed1 bath
£249k

1 Foxlands Close, Leavesden

WD25 7LY

1 bed1 bath
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

4/mo

Steady 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.

Go deeper on the local area

The full 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
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 23 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.