What kind of home is 16 Holbrook Gardens, WD25 8AB?

16 Holbrook Gardens, WD25 8AB is a detached house.

What did 16 Holbrook Gardens, WD25 8AB sell for?

16 Holbrook Gardens, WD25 8AB last sold for £1,725,000 in May 2006, around 20 years ago. Source: HM Land Registry.

How energy efficient is 16 Holbrook Gardens, WD25 8AB?

The current EPC rating for 16 Holbrook Gardens, WD25 8AB is C with a score of 77 out of 100, lodged in February 2017. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 16 Holbrook Gardens, WD25 8AB?

16 Holbrook Gardens, WD25 8AB has a recorded floor area of 398 m² (4,284 sq ft). That makes it about 69% larger than the median EPC-recorded property in WD25 8AB. Source: EPC Register.

What heating system does 16 Holbrook Gardens, WD25 8AB use?

The latest EPC at 16 Holbrook Gardens, WD25 8AB records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 16 Holbrook Gardens, WD25 8AB?

16 Holbrook Gardens, WD25 8AB is in council tax band H. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is 16 Holbrook Gardens, WD25 8AB in?

16 Holbrook Gardens, WD25 8AB sits in Aldenham, Watford, Watford. It falls within the WD25 postcode district in Hertfordshire.

How safe is the area around 16 Holbrook Gardens, WD25 8AB?

Police records around 16 Holbrook Gardens, WD25 8AB show an average of 214 reported crimes per month over the last 13 months. Violent crime makes up roughly 36% of reports, the most common category. The overall trend is falling (15% versus the prior period). Source: Police UK.

What schools are near 16 Holbrook Gardens, WD25 8AB?

The closest primary school to 16 Holbrook Gardens, WD25 8AB is Fair Field Junior School (1.6km), one of 9 primaries within walking distance. The closest secondary is Queens' School (2.5km), with 2 secondaries in the surrounding area.

How well connected is 16 Holbrook Gardens, WD25 8AB?

The closest bus stop to 16 Holbrook Gardens, WD25 8AB is St John's Church, 737m away. The nearest rail option is Garston (Herts) Rail Station, 1.8km away.

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16 Holbrook Gardens, Aldenham, Watford, WD25 8AB

Estimated value

£2,742,000

Since the 2006 sale (£1,725,000)+59%
Against WD25 8AB's recent median (£1,415,000)+94%

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

Detached

Habitable rooms

From EPC

Floor area

398 m²

4284 sq ft

Energy rating

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

£2,742,000

Against its 2006 sale (£1,725,000)+59%
Against WD25 8AB's recent median (£1,415,000)+94%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 16 Holbrook Gardens is modelled from its 398 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
398 m² from the EPC lodged in February 2017
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in WD25 8AB
5 sales, median £1,415,000 (2025–2017)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: October 2025	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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

16 Holbrook Gardens valuation sits well clear of the typical sold price in this postcode.

Sales timeline

31 May 2006Most recent
£1,725,000

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

Nearby sales in WD25 8AB

Risks

What this page doesn't show

1 potential issue has already been flagged for 16 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

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Overview

About 16 Holbrook Gardens

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

16 Holbrook Gardens is a detached house in Aldenham, Watford, Watford (WD25 8AB). It has a recorded floor area of 398 m² (around 4284 sq ft), construction records dating it to 2003-2006 and council tax band H. The latest certificate (February 2017) shows a C (score 77), near the top of the C band. The recommended improvements would push it to B (score 90).

It hasn't traded since May 2006, a hold of 20 years that's notably long for the area. At 398 m² the property is well over the postcode median (236 m² across 14 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £2,742,000 sits 59% above the 2006 sale of £1,725,000.

Before you decide

Everything you need to know about 16 Holbrook Gardens

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

Larger development activity nearby

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The data behind every report

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

16 Holbrook Gardens's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate

Feb 2017

EPC Rating

C77

Main Heating

Electric & Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

8.4 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 23 February 2027

3 months remaining

Planning

Planning history

Applications and permits filed against 16 Holbrook Gardens, Aldenham, Watford, WD25 8AB, sourced from the PlanIt planning register.

16 Holbrook Gardens has no planning applications on record.

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 floor area, 16 Holbrook Gardens stands well clear of the street.

Price per m²

£4,334

Street avg £5,138

Below

Floor Area

398 m²

Street avg 251 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

8.4 t/year

Street avg 6.2 t/year

Strongly 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

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· 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

Get a survey for this property

Level 3 Building Survey

21st centuryDetached HouseEPC CDetached over 300m²Extended multiple times (2+ extensions)

Because the property is a large detached home over 300m² and has been extended more than once, we believe a Level 3 building survey should be considered.

From £2,095 · 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.

£1.9m

1 Canter Close, Aldenham

WD25 8EX

£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

3 bed2 bath

£1.4m

1 6 Almshouses, Summerhouse Lane, Aldenham

WD25 8DU

£1.2m

1 Morgan Gardens, Aldenham

WD25 8BF

£1.1m

1 Church Farm Way, Aldenham

WD25 8BD

£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed

£969k

1 Broadfield Way, Aldenham

WD25 8DZ

£907k

1 Palomino Place, Aldenham

WD25 8FB

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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 16 Holbrook Gardens is modelled from its 398 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 16 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 16 Holbrook Gardens was lodged in February 2017 at band C and is valid until February 2027. 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 16 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: 16 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 16 Holbrook Gardens, Aldenham, Watford, WD25 8AB. Each answer is also embedded as structured data for search engines.

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