Model valuation£417,0008 Busby Close
Local market context
1 Campion Close, Watford, WD25 7PL
4 sales on record
Estimated value
£252,000
- Since the 2021 sale (£250,000)+1%
- Against WD25 7PL's recent median (£247,500)+2%
Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor Ground
Bedroom
1
Bathroom
1
Floor area
38 m²
409 sq ft
Energy rating
C
Score 70
Council tax
Band B
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
£252,000
- Against its 2021 sale (£250,000)+1%
- Against WD25 7PL's recent median (£247,500)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Campion Close is modelled from its 38 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7PL. 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
38 m² from the EPC lodged in April 2012
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in WD25 7PL
5 sales, median £247,500 (2023–2018)
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 | 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.
Sale price has grown by over 3x since 1999.
Sales timeline
5 August 2021Most recent
£250,000
+61.3%over 7 years3 October 2013
£155,000
+43.5%over 10 years10 October 2002
£108,000
+64.9%over 3 years6 January 1999
£65,500
Median price across the last 5 sales in WD25 7PL: £247,500 (2023–2018).
Nearby sales in WD25 7PL
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 1 Campion Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Campion Close is a one-bedroom detached house in Watford (WD25 7PL). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 1983-1990 and council tax band B. At 38 m² this is the smallest unit on EPC record across the building (38–120 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (April 2012) shows a C (score 70). The latest certificate is from April 2012, so improvements made since then won't be reflected.
At 38 m² it sits well below the postcode median (85 m² across 13 EPCs), making it one of the more compact homes locally. Last sale on file: £250,000 in August 2021. 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. Across 1999–2021, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£611/sq ft) was about 113.4% 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
- Bedrooms1
- Bathrooms1
Outside
- Private gardenYes
- DrivewayYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 1 Campion Close
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.
1 Campion Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Apr 2022
Current Certificate
Apr 2012EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Expired on 16 April 2022
Planning history
Applications and permits filed against 1 Campion Close, Watford, WD25 7PL, sourced from the PlanIt planning register.
1 Campion Close has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
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
0.2 km
Queenswood Crescent — bus stop.
Closest school
0.3 km
Leavesden JMI School. 25 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary307m
- Kingsway Infants' SchoolPrimary487m
- Alban Wood Primary School and NurseryPrimary497m
- Kingsway Junior SchoolPrimary549m
Nearest stops
- Queenswood CrescentBus stop153m
- Ganders AshBus stop208m
- Nottingham CloseBus stop228m
- The Hammer in Hand PHBus stop251m
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 7PL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.7dB
Night-time· 23:00 – 07:00
43.9dB
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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Late 20th centuryGround Floor FlatEPC 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 Blackthorn Close
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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 1 Campion Close is modelled from its 38 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7PL. 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 1 Campion Close. 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 1 Campion Close was lodged in April 2012 at band C and expired in April 2022, 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. None is matched to 1 Campion Close. 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 7PL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Campion Close is in council tax band B. 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 1 Campion Close, Watford, WD25 7PL. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7PLSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 1 Campion Close, Watford valuationHow the estimate is built and what moves it
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