Model valuation£417,0008 Busby Close
Local market context
49 Forest Road, Watford, WD25 7QP
4 sales on record
Estimated value
£391,000
- Since the 2015 sale (£290,000)+35%
- Against WD25 7QP's recent median (£337,500)+16%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Floor area
84 m²
901 sq ft
Energy rating
C
Score 72
Council tax
Band C
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
£391,000
- Against its 2015 sale (£290,000)+35%
- Against WD25 7QP's recent median (£337,500)+16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 49 Forest Road is modelled from its 84 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7QP. 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
84 m² from the EPC lodged in February 2012
Sales of this home
4 sales recorded, the latest in 2015
Recent sales in WD25 7QP
5 sales, median £337,500 (2026–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
49 Forest Road has more than tripled in price since its earliest registered sale in 1999.
Sales timeline
6 February 2015Most recent
£290,000
+36.2%over 2 years14 May 2012
£213,000
+20.3%over 5 years28 September 2006
£177,000
+90.3%over 6 years17 October 1999
£93,000
Median price across the last 5 sales in WD25 7QP: £337,500 (2026–2015).
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 49 Forest Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
49 Forest Road is a three-bedroom mid-terrace house in Watford (WD25 7QP). It has a recorded floor area of 84 m² (around 901 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (February 2012) shows a C (score 72). The latest certificate is from February 2012, so improvements made since then won't be reflected.
Last sold in February 2015, so it's been off the market for around 12 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 1999–2015, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £391,000 is 34.8% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 40.9% 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
- Bedrooms3
Before you decide
Everything you need to know about 49 Forest Road
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.
49 Forest Road'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 15 Feb 2022
Current Certificate
Feb 2012EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 February 2022
Planning history
Applications and permits filed against 49 Forest Road, Watford, WD25 7QP, sourced from the PlanIt planning register.
49 Forest Road 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 Forest Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
49 Forest Road outperforms the street on floor area by a wide margin.
Price per m²
£3,463
Street avg £3,109
Floor Area
84 m²
Street avg 85 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 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
0.1 km
Forest Road — bus stop.
Closest school
0.4 km
Leavesden JMI School. 24 schools nearby.
Nearest schools
- Leavesden JMI SchoolPrimary437m
- Kingsway Infants' SchoolPrimary474m
- Kingsway Junior SchoolPrimary494m
- Alban Wood Primary School and NurseryPrimary534m
Nearest stops
- Forest RoadBus stop102m
- Greenwood DriveBus stop106m
- Sheriff WayBus stop128m
- Sheepcot LaneBus stop178m
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 7QP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.8dB
Night-time· 23:00 – 07:00
44.7dB
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
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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.
£410k
1 Cobb Green
WD25 7HZ
3 bed1 bath
£454k
1 Hope Green
WD25 7HQ
3 bed1 bath
£473k
1 Hammer Parade, Hunters Lane
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£433k
1 Ganders Ash
WD25 7HE
2 bed1 bath
£441k
1 Blackthorn Close
WD25 7EL
2 bed
£600k
1 Halifax Close, Leavesden
WD25 7GG
4 bed
£716k
1 Griffon Way, Leavesden
WD25 7GE
4 bed2 bath
£252k
1 Campion Close
WD25 7PL
1 bed1 bath
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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 49 Forest Road is modelled from its 84 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 7QP. 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 49 Forest Road. 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 49 Forest Road was lodged in February 2012 at band C and expired in February 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 49 Forest Road. 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 7QP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 49 Forest Road is in council tax band C. 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 49 Forest Road, Watford, WD25 7QP. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 7QPSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 49 Forest Road, Watford valuationHow the estimate is built and what moves it
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