Model valuation£417,0008 Busby Close
Local market context
13 Cobb Green, Watford, WD25 7HZ
Notable views
Estimated value
£429,000
- Since the 2014 sale (£268,000)+60%
- Against WD25 7HZ's recent median (£418,500)+3%
Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Floor area
84 m²
904 sq ft
Energy rating
C
Score 71
Council tax
Band C
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
£429,000
- Against its 2014 sale (£268,000)+60%
- Against WD25 7HZ's recent median (£418,500)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Cobb Green is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7HZ. 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
84 m² from the EPC lodged in January 2014
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in WD25 7HZ
5 sales, median £418,500 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | 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.
13 Cobb Green valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 June 2014Most recent
£268,000
Median price across the last 5 sales in WD25 7HZ: £418,500 (2023–2017).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 13 Cobb Green
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Cobb Green is a three-bedroom end-of-terrace house in Watford (WD25 7HZ). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (January 2014) shows a C (score 71). The recommended improvements would push it to B (score 85). The latest certificate is from January 2014, so improvements made since then won't be reflected. Other recorded features include notable views.
Today's modelled estimate of £429,000 sits 60.1% above the 2014 sale of £268,000. On the market in June 2014 and unlisted since — roughly 12 years.
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
- Dining roomYes
Outside
- Private gardenRear
- Notable viewsYes
Before you decide
Everything you need to know about 13 Cobb Green
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
13 Cobb Green's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 31 Jan 2024
Current Certificate
Jan 2014EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 31 January 2024
Planning history
Applications and permits filed against 13 Cobb Green, Watford, WD25 7HZ, sourced from the PlanIt planning register.
13 Cobb Green has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Cobb Green homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 13 Cobb Green stands well clear of the street.
Price per m²
£3,190
Street avg £3,690
Floor Area
84 m²
Street avg 83 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.1 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
0.1 km
Newhouse Crescent — bus stop.
Closest school
0.2 km
Alban Wood Primary School and Nursery. 22 schools nearby.
Nearest schools
- Alban Wood Primary School and NurseryPrimary240m
- Future Academies WatfordSecondary335m
- Saint Michael's Catholic High SchoolSecondary786m
- Parmiter's SchoolSecondary794m
Nearest stops
- Newhouse CrescentBus stop71m
- Boundary WayBus stop167m
- The Brow ShopsBus stop173m
- Newhouse Crescent GreenBus stop212m
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 7HZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
41.6dB
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
Mid 20th centuryEnd-Terrace HouseEPC C
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.
From £695 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£410k
1 Cobb Green
WD25 7HZ
3 bed1 bath
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£473k
1 Hammer Parade, Hunters Lane
WD25 7BB
3 bed2 bath
£433k
1 Ganders Ash
WD25 7HE
2 bed1 bath
£441k
1 Blackthorn Close
WD25 7EL
2 bed
£600k
1 Halifax Close, Leavesden
WD25 7GG
4 bed
£716k
1 Griffon Way, Leavesden
WD25 7GE
4 bed2 bath
£615k
1 Albanwood
WD25 7BZ
5 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 13 Cobb Green is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7HZ. 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. 1 sale is recorded for 13 Cobb Green. 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 13 Cobb Green was lodged in January 2014 at band C and expired in January 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Cobb Green. 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 22 schools and 30 stops listed are measured in a straight line from WD25 7HZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Cobb Green is in council tax band C. 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 13 Cobb Green, Watford, WD25 7HZ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 7HZSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 13 Cobb Green, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales