Model valuation£417,0008 Busby Close
Local market context
2a, Cobb Green, Watford, WD25 7HZ
1 planning record
Estimated value
£282,000
- Since the 2008 sale (£150,000)+88%
- Against WD25 7HZ's recent median (£418,500)-33%
Newest record on this page: April 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Bedrooms
2
Bathroom
1
Floor area
58 m²
624 sq ft
Energy rating
C
Score 75
Council tax
Band C
Tenure
Private Rental
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
£282,000
- Against its 2008 sale (£150,000)+88%
- Against WD25 7HZ's recent median (£418,500)-33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 58 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
58 m² from the EPC lodged in December 2017
Sales of this home
1 sale recorded, the latest in 2008
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 | 1 application | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
28 March 2008Most recent
£150,000
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
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About 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a two-bedroom semi-detached house in Watford (WD25 7HZ). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (December 2017) shows a C (score 75), near the top of the C band.
Untraded for 18 years, with the last transfer in March 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £282,000 sits 88% above the 2008 sale of £150,000. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 17.6% below the postcode norm. At 58 m² it's 23.7% smaller than the typical home in the postcode (76 m² median across 35 EPCs). One historical planning record sits against the property in 2024.
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
- Bathrooms1
- Open-plan layoutYes
Outside
- GarageYes
Building
- Heating systemElectric
- RefurbishedYes
Before you decide
Everything you need to know about 2a
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
Dec 2017EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Rented
Certificate validity
Valid until 21 December 2027
Planning history
Applications and permits filed against 2a, Cobb Green, Watford, WD25 7HZ, sourced from the PlanIt planning register.
1 application on record at 2a, Cobb Green, Watford, WD25 7HZ
1decisions1extensions11documents
- Apr 2024Loft ConversionFullOutcome in report
Proposed loft conversion with Velux windows.
- Documents
- 11 docs on file
- Reference
- 24/00124/FULH
Unlock 2a, Cobb Green, Watford, WD25 7HZ's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 11 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 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
2a is notably below the street on price per m².
Price per m²
£2,586
Street avg £4,785
Floor Area
58 m²
Street avg 62 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.7 t/year
Street avg 1.7 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
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Level 2 HomeBuyer Report
Mid 20th century1st Floor MaisonetteEPC 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 Cobb Green
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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 2a is modelled from its 58 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 2a. 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 2a was lodged in December 2017 at band C and is valid until December 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2a. 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
- 2a 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 2a, 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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