Model valuation£417,0008 Busby Close
Local market context
35 Merlin Way, Leavesden, Watford, WD25 7GJ
Extendable4 sales on record1 planning record
Estimated value
£542,000
- Since the 2013 sale (£365,000)+48%
- Against WD25 7GJ's recent median (£510,000)+6%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
83 m²
893 sq ft
Energy rating
D
Score 65
Council tax
Band F
Tenure
Owner Occupied
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
£542,000
- Against its 2013 sale (£365,000)+48%
- Against WD25 7GJ's recent median (£510,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Merlin Way is modelled from its 83 m² EPC floor area, its 4 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
83 m² from the EPC lodged in September 2020
Sales of this home
4 sales recorded, the latest in 2013
Recent sales in WD25 7GJ
5 sales, median £510,000 (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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
35 Merlin Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 March 2013Most recent
£365,000
+1.4%over 2 years15 April 2010
£360,000
+24.1%over 5 years20 June 2004
£290,000
+28.9%over 2 years7 December 2001
£225,000
Median price across the last 5 sales in WD25 7GJ: £510,000 (2025–2021).
Nearby sales in WD25 7GJ
23 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Jun 2025
£391,0007 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Mar 2025
£500,00012 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Oct 2024
£780,00011 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Nov 2021
£721,0001 Merlin Way, Leavesden, Watford, WD25 7GJ
Sold Jun 2021
£510,000
What this page doesn't show
1 potential issue has already been flagged for 35 Merlin Way, Leavesden, Watford, WD25 7GJ. The detail, evidence and what to ask about it are in the Risks Report.
- A planning decision worth checkingIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 35 Merlin Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
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
- Bedrooms3
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
Outside
- GarageYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 35 Merlin Way
The true value, the hidden risks and the full sale history, in one report.
A planning decision worth checking
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The data behind every report
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(1 of 2)
Sept 2020
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Jan 2010
Low Energy Lighting
7%42%
More low energy lighting installed
Planning history
Applications and permits filed against 35 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.
A a single-storey rear extension application was refused at 35 Merlin Way in 2022.
1 application on record at 35 Merlin Way, Leavesden, Watford, WD25 7GJ
1decisions1extensions8documents
- May 2022ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior Approval: Single storey rear extension (maximum depth 4 metres, maximum height 3 metres and eaves height 2.7 metres)
- Documents
- 8 docs on file
- Reference
- 22/0700/PDE
Unlock 35 Merlin Way, Leavesden, Watford, WD25 7GJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Merlin Way homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
35 Merlin Way is notably below the street on epc rating.
Price per m²
£4,398
Street avg £5,574
Floor Area
83 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 3.4 t/year
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.
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.
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
Night-time· 23:00 – 07:00
44.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 35 Merlin Way is modelled from its 83 m² EPC floor area, its 4 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. 4 sales are recorded for 35 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 35 Merlin Way was lodged in September 2020 at band D and is valid until September 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 35 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
- 35 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 35 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7GJSold prices, values and energy ratings for the postcode
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