Model valuation£417,0008 Busby Close
Local market context
9 Merlin Way, Leavesden, Watford, WD25 7GJ
Last sold (2003)
£250,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- WD25 7GJ recent median£510,000
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band E
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 9 Merlin Way because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 7GJ.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2003
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 | Not available | Analysed against comparable sales |
| Planning | None on this home | 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.
9 Merlin Way changed hands twice within eighteen months — unusual for the area.
Sales timeline
27 March 2003Most recent
£250,000
+20.2%over 1 year22 March 2002
£207,950
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 9 Merlin Way, Leavesden, Watford, WD25 7GJ. The detail, evidence and what to ask about it are in the Risks Report.
- Recent ownership pattern worth a lookIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 9 Merlin Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Merlin Way is a property in Leavesden, Watford, Watford (WD25 7GJ). It has council tax band E.
Untraded for 23 years, with the last transfer in March 2003. Across 2002–2003, sale prices on this property compounded at 19.9% per year.
Before you decide
Everything you need to know about 9 Merlin Way
The true value, the hidden risks and the full sale history, in one report.
Recent ownership pattern worth a look
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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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 9 Merlin Way, Leavesden, Watford, WD25 7GJ, sourced from the PlanIt planning register.
9 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.
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
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.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£539k
1 Albans View
WD25 7HA
£581k
1 Burbridge Road, Leavesden
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£473k
1 Hammer Parade, Hunters Lane
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3 bed2 bath
£600k
1 Halifax Close, Leavesden
WD25 7GG
4 bed
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£615k
1 Albanwood
WD25 7BZ
5 bed2 bath
£441k
1 Blackthorn Close
WD25 7EL
2 bed
£433k
1 Ganders Ash
WD25 7HE
2 bed1 bath
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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
- We don't publish an estimate for 9 Merlin Way because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 7GJ.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 9 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
- There is no Energy Performance Certificate on the public register for 9 Merlin Way. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 9 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
- 9 Merlin Way is in council tax band E. 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 9 Merlin Way, Leavesden, Watford, WD25 7GJ. Each answer is also embedded as structured data for search engines.
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