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.

Across 2001–2013, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £586,000 sits 60.5% above the 2013 sale of £365,000. On a £-per-square-foot basis, the last sale (£409/sq ft) was about 20.8% above the typical sold price in the postcode. 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. One planning record on file: an extension refused in 2022.