Model valuation£417,0008 Busby Close
Local market context
20 Campion Close, Watford, WD25 7PL
2 planning records
Estimated value
£635,000
- Since the 2010 sale (£362,500)+75%
- Against WD25 7PL's recent median (£247,500)+157%
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
Mid terrace
Bedrooms
4
Bathrooms
2
Floor area
120 m²
1291 sq ft
Energy rating
C
Score 74
Council tax
Band F
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
£635,000
- Against its 2010 sale (£362,500)+75%
- Against WD25 7PL's recent median (£247,500)+157%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Campion Close is modelled from its 120 m² EPC floor area, its 2 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
120 m² from the EPC lodged in October 2009
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in WD25 7PL
5 sales, median £247,500 (2023–2021)
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 of 2 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.
20 Campion Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 August 2010Most recent
£362,500
+20.8%over 6 years22 December 2003
£300,000
Median price across the last 5 sales in WD25 7PL: £247,500 (2023–2021).
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
One time fee only - money back guarantee
About 20 Campion Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Campion Close is a four-bedroom mid-terrace house in Watford (WD25 7PL). It has a recorded floor area of 120 m² (around 1291 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (October 2009) shows a C (score 74). The rating has held steady at C across 2 certificates since October 2008. Between certificates, lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The latest certificate is from October 2009, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
It hasn't traded since August 2010, a hold of 16 years that's notably long for the area. At 120 m² the property is well over the postcode median (84 m² across 13 EPCs), placing it in the larger end of the local stock. Across 2003–2010, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £635,000 sits 75.2% above the 2010 sale of £362,500. 2 planning records sit against the property, 0 approved, 1 refused.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageYes
- Cul-de-sacYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 20 Campion Close
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
20 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 21 Oct 2019
Current Certificate(1 of 2)
Oct 2009
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 October 2019
Property Improvements
Changes detected from historical EPC data
Oct 2009from Oct 2008
Heating Controls
FullProg + Stat
Heating controls changed
Floor Insulation
PartialInsulated
Floor insulation added or improved
Low Energy Lighting
31%80%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Campion Close, Watford, WD25 7PL, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey rear extension at 20 Campion Close.
2 applications on record at 20 Campion Close, Watford, WD25 7PL
2decisions1extensions17documents
- Nov 2020AmendmentOutcome in report
Lawful Development Certificate for proposed dormer extension to existing dwelling
- Documents
- 6 docs on file
- Reference
- 20/01048/LDC
- More recent applications — locked
- ExtensionNov 2020Decision
Unlock 20 Campion Close, Watford, WD25 7PL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Campion Close homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
20 Campion Close outperforms the street on floor area by a wide margin.
Price per m²
£3,022
Street avg £3,775
Floor Area
120 m²
Street avg 87 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.0 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
0.2 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
Level 2 HomeBuyer Report
Late 20th centuryMid-Terrace HouseEPC C
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 £895 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£600k
1 Halifax Close, Leavesden
WD25 7GG
4 bed
£716k
1 Griffon Way, Leavesden
WD25 7GE
4 bed2 bath
£615k
1 Albanwood
WD25 7BZ
5 bed2 bath
£473k
1 Hammer Parade, Hunters Lane
WD25 7BB
3 bed2 bath
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£902k
1 Dowding Way, Leavesden
WD25 7GA
5 bed2 bath
£410k
1 Cobb Green
WD25 7HZ
3 bed1 bath
£441k
1 Blackthorn Close
WD25 7EL
2 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 20 Campion Close is modelled from its 120 m² EPC floor area, its 2 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. 2 sales are recorded for 20 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 20 Campion Close was lodged in October 2009 at band C and expired in October 2019, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 20 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
- 20 Campion Close is in council tax band F. 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 20 Campion Close, Watford, WD25 7PL. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 7PLSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 20 Campion Close, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales