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2 Cobb Green, Watford, WD25 7HZ

5 sales on record3 planning records

Estimated value

£305,000

  • Since the 2014 sale (£179,950)+69%
  • Against WD25 7HZ's recent median (£418,500)-27%

Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor Ground
Bedrooms
2
Floor area
57 m²
614 sq ft
Energy rating
C
Score 76
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£305,000

  • Against its 2014 sale (£179,950)+69%
  • Against WD25 7HZ's recent median (£418,500)-27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Cobb Green is modelled from its 57 m² EPC floor area, its 5 recorded sales 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

    57 m² from the EPC lodged in August 2013

  • Sales of this home

    5 sales recorded, the latest in 2014

  • Recent sales in WD25 7HZ

    5 sales, median £418,500 (2023–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

2 Cobb Green has changed hands more often than typical for the area.

Sales timeline

  1. 7 February 2014Most recent

    £179,950

    +50.0%over 5 years

  2. 28 March 2008

    £120,000

    -28.4%over 2 years

  3. 4 October 2005

    £167,500

    +19.6%over 12 months

  4. 14 October 2004

    £140,000

    +12.0%over 4 years

  5. 23 December 1999

    £125,000

Median price across the last 5 sales in WD25 7HZ: £418,500 (2023–2017).

Risks

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

Overview

About 2 Cobb Green

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Cobb Green is a two-bedroom semi-detached house in Watford (WD25 7HZ). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (August 2013) shows a C (score 76), near the top of the C band. The latest certificate is from August 2013, so improvements made since then won't be reflected.

Across 1999–2014, sale prices on this property compounded at 2.6% per year. Today's modelled estimate of £305,000 sits 69.5% above the 2014 sale of £179,950. On the market in February 2014 and unlisted since — roughly 13 years. Across the public record there are 5 sales, relatively high churn for a single property. 3 planning records sit against the property, 0 approved, 1 refused. At 57 m² it's 25% smaller than the typical home in the postcode (76 m² median across 35 EPCs).

Specifications

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

  • Bedrooms2
  • Open-plan layoutYes

Outside

  • Private gardenYes

Building

  • Heating systemGas
Before you decide

Everything you need to know about 2 Cobb Green

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 Cobb Green's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 14 Aug 2023

Current Certificate
Aug 2013

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 14 August 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 2 Cobb Green, Watford, WD25 7HZ, sourced from the PlanIt planning register.

Council records show a subdivision application — the property's legal arrangement has been altered.

3 applications on record at 2 Cobb Green, Watford, WD25 7HZ

3decisions2extensions26documents
Flagged:Subdivision
  1. May 2006
    ExtensionFull
    Outcome in report

    Extension: Two storey · Side of property

    Erection of two storey side extension

    Documents
    10 docs on file
    Reference
    06/00460/FUL
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. SubdivisionDecision

Unlock 2 Cobb Green, Watford, WD25 7HZ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full
  • The 26 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Cobb Green homes

Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.

2 Cobb Green is notably below the street on floor area.

Price per m²

£3,157

Street avg £4,642

Below

Floor Area

57 m²

Street avg 62 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

1.5 t/year

Street avg 1.8 t/year

On par
Area

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.
Full Watford report

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.

Noise

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 road noise heatmap for WD25 7HZ

Daytime· 07:00 – 23:00

50.1dB

Low
Night-time road noise heatmap for WD25 7HZ

Night-time· 23:00 – 07:00

41.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Mid 20th centuryGround Floor MaisonetteEPC 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 £595 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£433k

1 Ganders Ash

WD25 7HE

2 bed1 bath
£441k

1 Blackthorn Close

WD25 7EL

2 bed
£252k

1 Campion Close

WD25 7PL

1 bed1 bath
£247k

1 Harding Close

WD25 7PE

1 bed1 bath
£235k

1 Foxlands Close, Leavesden

WD25 7LY

1 bed1 bath
£410k

1 Cobb Green

WD25 7HZ

3 bed1 bath
£222k

1 Cheshire Drive, Leavesden

WD25 7GP

1 bed1 bath
£213k

1 Grasmere Close

WD25 7JH

1 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Cobb Green is modelled from its 57 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 2 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 2 Cobb Green was lodged in August 2013 at band C and expired in August 2023, 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. 3 applications are matched to 2 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
2 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Cobb Green, Watford, WD25 7HZ. Each answer is also embedded as structured data for search engines.

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