Model valuation£417,0008 Busby Close
Local market context
13 Braham Crescent, Leavesden, Watford, WD25 7NN
Estimated value
£446,000
- Since the 2014 sale (£310,000)+44%
- Against WD25 7NN's recent median (£560,000)-20%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
73 m²
786 sq ft
Energy rating
C
Score 74
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
£446,000
- Against its 2014 sale (£310,000)+44%
- Against WD25 7NN's recent median (£560,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Braham Crescent is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7NN. 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
73 m² from the EPC lodged in April 2026
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in WD25 7NN
5 sales, median £560,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Sales timeline
21 November 2014Most recent
£310,000
Median price across the last 5 sales in WD25 7NN: £560,000 (2025–2022).
Nearby sales in WD25 7NN
16 Braham Crescent, Leavesden, Watford, WD25 7NN
Sold Oct 2025
£850,0009 Braham Crescent, Leavesden, Watford, WD25 7NN
Sold Jan 2025
£430,00053 Braham Crescent, Leavesden, Watford, WD25 7NN
Sold Jun 2024
£725,00011 Braham Crescent, Leavesden, Watford, WD25 7NN
Sold Feb 2024
£400,0004 Braham Crescent, Leavesden, Watford, WD25 7NN
Sold Oct 2022
£560,000
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 13 Braham Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Braham Crescent is a mid-terrace house in Leavesden, Watford, Watford (WD25 7NN). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 2012 onwards and council tax band D. The latest certificate (April 2026) shows a C (score 74). Earlier certificates rated it B (July 2014); the latest reading is one band lower. Between certificates, hot-water efficiency went from Good to Very Good; while wall efficiency dropped from Very Good to Good and roof efficiency dropped from Very Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
At 73 m² it sits well below the postcode median (110 m² across 45 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last changed hands 12 years ago, in November 2014. Today's modelled estimate of £446,000 is 43.9% above the 2014 sale price.
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Everything you need to know about 13 Braham Crescent
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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.
13 Braham Crescent sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Jul 2014
EPC improved fromB84toC74
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
GoodVery Good
Hot water efficiency improved
Renewable Energy
NoneSolar HW
Solar water heating installed
Planning history
Applications and permits filed against 13 Braham Crescent, Leavesden, Watford, WD25 7NN, sourced from the PlanIt planning register.
13 Braham Crescent 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 Braham Crescent homes
Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 13 Braham Crescent lags the street by a wide margin.
Price per m²
£4,247
Street avg £4,312
Floor Area
73 m²
Street avg 125 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.6 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
Old Forge Close — bus stop.
Closest school
0.5 km
Leavesden JMI School. 24 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary456m
- Alban Wood Primary School and NurseryPrimary710m
- Kingsway Infants' SchoolPrimary717m
- Kingsway Junior SchoolPrimary802m
Nearest stops
- Old Forge CloseBus stop139m
- Hill Farm AvenueBus stop141m
- Hercules Way NorthBus stop148m
- Ganders AshBus stop240m
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 7NN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
41.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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21st centuryMid-Terrace 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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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 Braham Crescent is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 7NN. 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 Braham Crescent. 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 Braham Crescent was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Braham Crescent. 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 24 schools and 30 stops listed are measured in a straight line from WD25 7NN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Braham Crescent 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 13 Braham Crescent, Leavesden, Watford, WD25 7NN. Each answer is also embedded as structured data for search engines.
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