Model valuation£417,0008 Busby Close
Local market context
29 Cobb Green, Watford, WD25 7HZ
4 sales on record2 planning records
Estimated value
£495,000
- Since the 2022 sale (£460,000)+8%
- Against WD25 7HZ's recent median (£340,000)+46%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
78 m²
840 sq ft
Energy rating
C
Score 70
Council tax
Band D
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
£495,000
- Against its 2022 sale (£460,000)+8%
- Against WD25 7HZ's recent median (£340,000)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 29 Cobb Green is modelled from its 78 m² EPC floor area, its 4 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
78 m² from the EPC lodged in March 2022
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in WD25 7HZ
5 sales, median £340,000 (2023–2016)
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 | 1 of 2 applications | 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.
Latest sale on 29 Cobb Green was the highest on Land Registry record across the postcode.
Sales timeline
31 October 2022Most recent
£460,000
+100.0%over 16 years24 September 2006
£229,950
+19.8%over 3 years8 June 2003
£192,000
+50.6%over 2 years29 June 2000
£127,500
Median price across the last 5 sales in WD25 7HZ: £340,000 (2023–2016).
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 29 Cobb Green
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
29 Cobb Green is a three-bedroom semi-detached house in Watford (WD25 7HZ). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (March 2022) shows a C (score 70). The rating has held steady at C across 3 certificates since October 2009. Between certificates, wall efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good.
Most recent transfer: October 2022 at £460,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2000–2022, sale prices on this property compounded at 5.9% per year. On a £-per-square-foot basis, the last sale (£548/sq ft) was about 87.4% above the typical sold price in the postcode.
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
- Bathrooms1
Outside
- Private gardenYes
- ParkingOff road
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 29 Cobb Green
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 3)
Mar 2022
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 March 2032
Property Improvements
Changes detected from historical EPC data
Feb 2022from Oct 2009
EPC improved fromC75toD67
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Mar 2022from Feb 2022
EPC improved fromD67toC70
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Renewable Energy
NoneSolar PV
Solar PV panels (50 kWp) installed
Planning history
Applications and permits filed against 29 Cobb Green, Watford, WD25 7HZ, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
2 applications on record at 29 Cobb Green, Watford, WD25 7HZ
2decisions2extensions26documents
- Oct 2025PorchFullOutcome in report
Erection of front porch extension and lean-to roof carried fully across the front bay and width of the property
Extension- Documents
- 12 docs on file
- Reference
- 25/00865/FULH
- More recent applications — locked
- Loft ConversionDec 2025Decision
Unlock 29 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 (2 on record)
- All 2 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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Versus other Cobb Green homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 29 Cobb Green runs comfortably ahead of the street norm.
Price per m²
£5,897
Street avg £3,464
Floor Area
78 m²
Street avg 83 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
1.7 t/year
Street avg 3.2 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 centurySemi-Detached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Hammer Parade, Hunters Lane
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1 Hope Green
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1 Cobb Green
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£441k
1 Blackthorn Close
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£433k
1 Ganders Ash
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2 bed1 bath
£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
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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 29 Cobb Green is modelled from its 78 m² EPC floor area, its 4 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. 4 sales are recorded for 29 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 29 Cobb Green was lodged in March 2022 at band C and is valid until March 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 29 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
- 29 Cobb Green is in council tax band D. 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 29 Cobb Green, Watford, WD25 7HZ. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7HZSold prices, values and energy ratings for the postcode
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- 29 Cobb Green, Watford valuationHow the estimate is built and what moves it
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