33 Merlin Way, Leavesden, Watford, WD25 7GJ

33 Merlin Way is a four-bedroom detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (January 2010) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 71). The latest certificate is from January 2010, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history.

Untraded for 16 years, with the last transfer in May 2010. At 148 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 2002–2010, sale prices on this property compounded at 5.1% per year. Today's modelled estimate of £717,000 sits 66.7% above the 2010 sale of £430,000. On a £-per-square-foot basis, the last sale (£270/sq ft) was about 24.6% below the postcode norm. One planning record on file: an extension approved in 2005. Past consents include an extension, meaningful when judging how the property has evolved.