What kind of home is 23 Merlin Way, WD25 7GJ?

23 Merlin Way, WD25 7GJ is a 2-bedroom semi-detached house.

What did 23 Merlin Way, WD25 7GJ sell for?

23 Merlin Way, WD25 7GJ last sold for £391,000 in June 2025, around 1 years ago. Before that, it sold for £157,000 in December 2001, so prices have been rising over 24 years on record. Source: HM Land Registry.

How has the value of 23 Merlin Way, WD25 7GJ changed over time?

Across 2 sales between December 2001 and June 2025, 23 Merlin Way, WD25 7GJ rose from £157,000 to £391,000, a change of £234,000. That works out to roughly +4% per year compounded over 24 years. Source: HM Land Registry.

What energy rating does 23 Merlin Way, WD25 7GJ have?

The current EPC rating for 23 Merlin Way, WD25 7GJ is D with a score of 65 out of 100, lodged in January 2025. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 23 Merlin Way, WD25 7GJ?

23 Merlin Way, WD25 7GJ has a recorded floor area of 61 m² (657 sq ft), around 31 m² per bedroom. That makes it about 21% smaller than the median EPC-recorded property in WD25 7GJ. Source: EPC Register.

What heating system does 23 Merlin Way, WD25 7GJ use?

The latest EPC at 23 Merlin Way, WD25 7GJ records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 23 Merlin Way, WD25 7GJ?

23 Merlin Way, WD25 7GJ is in council tax band D.

Which area is 23 Merlin Way, WD25 7GJ in?

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

Is 23 Merlin Way, WD25 7GJ in a safe area?

Police records around 23 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 23 Merlin Way, WD25 7GJ?

The closest primary school to 23 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.

What transport links are near 23 Merlin Way, WD25 7GJ?

The closest bus stop to 23 Merlin Way, WD25 7GJ is Trident Road, 221m away. In total there are 30 bus stops within the surrounding area.

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23 Merlin Way, Leavesden, Watford, WD25 7GJ

Property type

Semi-detached

Bedrooms

Floor area

61 m²

657 sq ft

Energy rating

Score 65

Council tax

Band D

Tenure

Owner Occupied

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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 69.9% above the typical sold price in the postcode. At 61 m² it's 20.8% smaller than the typical home in the postcode (77 m² median across 15 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.

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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.

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

Current Certificate

Jan 2025

EPC Rating

D65

Main Heating

Gas

Main Fuel

Gas

Hot Water

Average

Windows

Average

CO2 Emissions

2.9 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 18 January 2035

8 years remaining

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Level 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC D

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.

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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.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

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

£418,000

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

26 June 2025Most recent
£391,000
+149.0%over 23 years
14 December 2001
£157,000

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

Nearby sales in WD25 7GJ

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.

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

Price per m²

£6,410

Street avg £5,440

Above

Floor Area

61 m²

Street avg 93 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

2.9 t/year

Street avg 3.4 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.

Pick your report · from £14.99

One time fee only - money back guarantee

The data behind every report

Comparables

Similar properties nearby

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

£433k

1 Ganders Ash

WD25 7HE

2 bed1 bath

£441k

1 Blackthorn Close

WD25 7EL

2 bed

£410k

1 Cobb Green

WD25 7HZ

3 bed1 bath

£454k

1 Hope Green

WD25 7HQ

3 bed1 bath

£473k

1 Hammer Parade, Hunters Lane

WD25 7BB

3 bed2 bath

£252k

1 Campion Close

WD25 7PL

1 bed1 bath

£247k

1 Harding Close

WD25 7PE

1 bed1 bath

£235k

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

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.

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

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.