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8 Braham Crescent, Leavesden, Watford, WD25 7NN

EPC B1 planning record

Estimated value

£591,000

  • Since the 2020 sale (£518,500)+14%
  • Against WD25 7NN's recent median (£560,000)+6%

Newest record on this page: October 2025. 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
Bedrooms
3
Bathrooms
2
Floor area
114 m²
1227 sq ft
Energy rating
B
Score 85
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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

£591,000

  • Against its 2020 sale (£518,500)+14%
  • Against WD25 7NN's recent median (£560,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Braham Crescent is modelled from its 114 m² EPC floor area, its 2 recorded sales 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

    114 m² from the EPC lodged in November 2014

  • Sales of this home

    2 sales recorded, the latest in 2020

  • Recent sales in WD25 7NN

    5 sales, median £560,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 23 November 2020Most recent

    £518,500

    +23.5%over 5 years

  2. 27 November 2014

    £420,000

Median price across the last 5 sales in WD25 7NN: £560,000 (2025–2022).

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 8 Braham Crescent

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

8 Braham Crescent is a three-bedroom semi-detached house in Leavesden, Watford, Watford (WD25 7NN). It has a recorded floor area of 114 m² (around 1227 sq ft). The latest certificate (November 2014) returns a high B (score 85), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 93). The latest certificate is from November 2014, so improvements made since then won't be reflected. Other recorded features include a conservatory.

One planning record on file: an extension approved in 2016. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 114 m² it's 25.3% larger than the typical home in the postcode (91 m² median across 45 EPCs). Across 2014–2020, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £591,000 is 14% above the 2020 sale price. Last sale on file: £518,500 in November 2020.

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

  • Bedrooms3
  • Bathrooms2
  • EnsuiteYes
  • ConservatoryYes

Outside

  • GarageYes
Before you decide

Everything you need to know about 8 Braham Crescent

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.

8 Braham Crescent's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 07 Nov 2024

Current Certificate
Nov 2014

EPC Rating

A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.4 t/year
Occupancy
—

Certificate validity

Expired on 7 November 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 8 Braham Crescent, Leavesden, Watford, WD25 7NN, sourced from the PlanIt planning register.

8 Braham Crescent has an approved single-storey rear extension on the planning record.

1 application on record at 8 Braham Crescent, Leavesden, Watford, WD25 7NN

1decisions1extensions11documents
  1. Apr 2016
    ConservatoryFull
    Outcome in report

    Extension: Single storey · Rear of property

    Single storey rear conservatory

    Extension
    Documents
    11 docs on file
    Reference
    16/0354/FUL
    Full record in report

Unlock 8 Braham Crescent, Leavesden, Watford, WD25 7NN's full planning history

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

  • 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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On the street

Versus other Braham Crescent homes

Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 8 Braham Crescent lags the street by a wide margin.

Price per m²

£4,548

Street avg £4,302

Above

Floor Area

114 m²

Street avg 124 m²

On par

CO₂ Emissions

1.4 t/year

Street avg 1.6 t/year

Above

Years Held

6 years

Street avg 9 years

Below
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

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.

Noise

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 road noise heatmap for WD25 7NN

Daytime· 07:00 – 23:00

51.9dB

Low
Night-time road noise heatmap for WD25 7NN

Night-time· 23:00 – 07:00

41.9dB

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

Semi-Detached HouseEPC B

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 £795 · 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.
£473k

1 Hammer Parade, Hunters Lane

WD25 7BB

3 bed2 bath
£454k

1 Hope Green

WD25 7HQ

3 bed1 bath
£410k

1 Cobb Green

WD25 7HZ

3 bed1 bath
£600k

1 Halifax Close, Leavesden

WD25 7GG

4 bed
£716k

1 Griffon Way, Leavesden

WD25 7GE

4 bed2 bath
£441k

1 Blackthorn Close

WD25 7EL

2 bed
£433k

1 Ganders Ash

WD25 7HE

2 bed1 bath
£615k

1 Albanwood

WD25 7BZ

5 bed2 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 8 Braham Crescent is modelled from its 114 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 8 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 8 Braham Crescent was lodged in November 2014 at band B and expired in November 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. 1 application is matched to 8 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Braham Crescent, Leavesden, Watford, WD25 7NN. Each answer is also embedded as structured data for search engines.

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