Model valuation£417,0008 Busby Close
Local market context
21 Bateson Drive, Leavesden, Watford, WD25 7ND
EPC B3 planning records
Estimated value
£570,000
- Since the 2014 sale (£425,995)+34%
- Against WD25 7ND's recent median (£660,000)-14%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
91 m²
980 sq ft
Energy rating
B
Score 83
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
£570,000
- Against its 2014 sale (£425,995)+34%
- Against WD25 7ND's recent median (£660,000)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Bateson Drive is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7ND. 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
91 m² from the EPC lodged in June 2014
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in WD25 7ND
5 sales, median £660,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Sales timeline
3 July 2014Most recent
£425,995
Median price across the last 5 sales in WD25 7ND: £660,000 (2025–2020).
Nearby sales in WD25 7ND
37 Bateson Drive, Leavesden, Watford, WD25 7ND
Sold Mar 2025
£580,03415 Bateson Drive, Leavesden, Watford, WD25 7ND
Sold Dec 2023
£715,00019 Bateson Drive, Leavesden, Watford, WD25 7ND
Sold Nov 2021
£660,00011 Bateson Drive, Leavesden, Watford, WD25 7ND
Sold Jun 2021
£507,0001 Bateson Drive, Leavesden, Watford, WD25 7ND
Sold Aug 2020
£790,000
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 21 Bateson Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Bateson Drive is a detached house in Leavesden, Watford, Watford (WD25 7ND). It has a recorded floor area of 91 m² (around 980 sq ft). The latest certificate (June 2014) returns a B (score 83), comfortably above the UK average. The recommended improvements would push it to A (score 93). The latest certificate is from June 2014, so improvements made since then won't be reflected.
3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £570,000 is 33.8% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 19.5% above the typical sold price in the postcode. On the market in July 2014 and unlisted since — roughly 12 years. At 91 m² it's 24.2% smaller than the typical home in the postcode (120 m² median across 19 EPCs).
Before you decide
Everything you need to know about 21 Bateson Drive
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.
21 Bateson Drive's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Jun 2024
Current Certificate
Jun 2014EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.5 t/year
Occupancy
—
Certificate validity
Expired on 19 June 2024
Planning history
Applications and permits filed against 21 Bateson Drive, Leavesden, Watford, WD25 7ND, sourced from the PlanIt planning register.
3 applications on record at 21 Bateson Drive, Leavesden, Watford, WD25 7ND
3decisions3extensions18documents
Flagged:Retrospective
- Nov 2019Garage ConversionFullOutcome in report
Extension: Rear of property
Part-retrospective: Conversion of existing garage into habitable accommodation, retrospective paving of front driveway and single storey rear extension
RetrospectiveExtension- Documents
- 10 docs on file
- Reference
- 19/1736/FUL
- More recent applications — locked
- Garage ConversionOct 2023Decision
- Garage ConversionOct 2023Decision
Unlock 21 Bateson Drive, Leavesden, Watford, WD25 7ND'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 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bateson Drive homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 21 Bateson Drive lags the street by a wide margin.
Price per m²
£4,681
Street avg £4,318
Floor Area
91 m²
Street avg 119 m²
CO₂ Emissions
1.5 t/year
Street avg 1.5 t/year
Years Held
12 years
Street avg 9 years
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
Hercules Way South — bus stop.
Closest school
0.6 km
Leavesden JMI School. 25 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary583m
- Tanners Wood Junior Mixed and Infant SchoolPrimary766m
- Kingsway Infants' SchoolPrimary798m
- Kingsway Junior SchoolPrimary885m
Nearest stops
- Hercules Way SouthBus stop123m
- FurtherfieldBus stop194m
- Hercules Way NorthBus stop235m
- Harry Potter Studio TourBus stop403m
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 7ND from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
41.4dB
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
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Detached HouseEPC B
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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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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 21 Bateson Drive is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7ND. 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 21 Bateson Drive. 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 21 Bateson Drive was lodged in June 2014 at band B and expired in June 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. 3 applications are matched to 21 Bateson Drive. 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 25 schools and 30 stops listed are measured in a straight line from WD25 7ND, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 21 Bateson Drive, Leavesden, Watford, WD25 7ND. Each answer is also embedded as structured data for search engines.
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