35 Merlin Way, Leavesden, Watford, WD25 7GJ

35 Merlin Way is a three-bedroom detached house in Leavesden, Watford, Watford (WD25 7GJ). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (September 2020) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since January 2010. Between certificates, lighting went from Very Poor to Average; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump. Our model identifies extension potential, subject to local planning policy.

Last sold in March 2013, so it's been off the market for around 13 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 2001–2013, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £542,000 is 48.5% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£409/sq ft) was about 16.6% above the typical sold price in the postcode. One planning record on file: an extension refused in 2022.