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12 Holbrook Gardens, Aldenham, Watford, WD25 8AB

Estimated value

£1,462,000

  • Since the 2005 sale (£905,000)+62%
  • Against WD25 8AB's recent median (£1,415,000)+3%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
209 m²
2250 sq ft
Energy rating
C
Score 77
Council tax
Band H
Tenure
Owner Occupied
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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

£1,462,000

  • Against its 2005 sale (£905,000)+62%
  • Against WD25 8AB's recent median (£1,415,000)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Holbrook Gardens is modelled from its 209 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8AB. 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

    209 m² from the EPC lodged in June 2026

  • Sales of this home

    1 sale recorded, the latest in 2005

  • Recent sales in WD25 8AB

    5 sales, median £1,415,000 (2025–2017)

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
PlanningNone on this homeFull 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.

Sales timeline

  1. 16 December 2005Most recent

    £905,000

Median price across the last 5 sales in WD25 8AB: £1,415,000 (2025–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Holbrook Gardens, Aldenham, Watford, WD25 8AB. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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 12 Holbrook Gardens

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

12 Holbrook Gardens is a four-bedroom detached house in Aldenham, Watford, Watford (WD25 8AB). It has a recorded floor area of 209 m² (around 2250 sq ft), construction records dating it to 2003-2006 and council tax band H. The latest certificate (June 2026) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since August 2014. Between certificates, lighting went from Very Poor to Good; while window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.

It hasn't traded since December 2005, a hold of 21 years that's notably long for the area. Today's modelled estimate of £1,462,000 sits 61.5% above the 2005 sale of £905,000.

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

  • Bedrooms4
  • Bathrooms3
Before you decide

Everything you need to know about 12 Holbrook Gardens

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

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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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)
Jun 2026

EPC Rating

A
B
C
C77
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 5 June 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2026from Aug 2014
Low Energy Lighting
9%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Holbrook Gardens, Aldenham, Watford, WD25 8AB, sourced from the PlanIt planning register.

12 Holbrook Gardens has no planning applications on record.

2

But the area is active

2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Holbrook Gardens homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 12 Holbrook Gardens stands well clear of the street.

Price per m²

£4,330

Street avg £5,138

Below

Floor Area

209 m²

Street avg 265 m²

Strongly below

Habitable Rooms

7 rooms

Street avg 7 rooms

On par

CO₂ Emissions

4.2 t/year

Street avg 6.5 t/year

Strongly above
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

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.7 km

St John's Church — bus stop.

Closest school

1.6 km

Fair Field Junior School. 11 schools nearby.

Nearest schools

  • Fair Field Junior SchoolPrimary1.6km
  • The Grove AcademyPrimary2.0km
  • Highwood Primary SchoolPrimary2.0km
  • St John's Church of England Infant and Nursery SchoolPrimary2.1km

Nearest stops

  • St John's ChurchBus stop737m
  • Morgan GardensBus stop839m
  • Roundbush LaneBus stop1.1km
  • Edge Grove SchoolBus stop1.2km

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 8AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 8AB

Daytime· 07:00 – 23:00

45.8dB

Low
Night-time road noise heatmap for WD25 8AB

Night-time· 23:00 – 07:00

40.4dB

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 3 Building Survey

21st centuryDetached HouseEPC CExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,645 · 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.
£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

3 bed2 bath
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed
£890k

1 Middle Down, Aldenham

WD25 8BW

3 bed2 bath
£660k

1 Dairy Cottages, Church Lane, Aldenham

WD25 8AL

3 bed
£624k

1 Landor Cottages, Back Lane, Letchmore Heath

WD25 8EL

3 bed1 bath
£1.4m

1 6 Almshouses, Summerhouse Lane, Aldenham

WD25 8DU

£750k

1 Holmes Cottages, Back Lane, Letchmore Heath

WD25 8EN

2 bed
£1.2m

1 Morgan Gardens, Aldenham

WD25 8BF

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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 12 Holbrook Gardens is modelled from its 209 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8AB. 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 12 Holbrook Gardens. 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 12 Holbrook Gardens was lodged in June 2026 at band C and is valid until June 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 12 Holbrook Gardens. 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 11 schools and 30 stops listed are measured in a straight line from WD25 8AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Holbrook Gardens is in council tax band H. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Holbrook Gardens, Aldenham, Watford, WD25 8AB. Each answer is also embedded as structured data for search engines.

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