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17 Holbrook Gardens, Aldenham, Watford, WD25 8AB

3 planning records

Estimated value

£1,799,000

  • Since the 2009 sale (£1,675,000)+7%
  • Against WD25 8AB's recent median (£1,415,000)+27%

Newest record on this page: January 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
Habitable rooms
9
From EPC
Floor area
263 m²
2836 sq ft
Energy rating
D
Score 66
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

£1,799,000

  • Against its 2009 sale (£1,675,000)+7%
  • Against WD25 8AB's recent median (£1,415,000)+27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Holbrook Gardens is modelled from its 263 m² EPC floor area, its 2 recorded sales 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

    263 m² from the EPC lodged in November 2008

  • Sales of this home

    2 sales recorded, the latest in 2009

  • 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
Planning1 of 3 applicationsFull 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.

The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.

Sales timeline

  1. 12 February 2009Most recent

    £1,675,000

    +39.6%over 3 years

  2. 25 November 2005

    £1,200,000

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 17 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 17 Holbrook Gardens

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

17 Holbrook Gardens is a detached house in Aldenham, Watford, Watford (WD25 8AB). It has a recorded floor area of 263 m² (around 2836 sq ft), construction records dating it to 2003-2006 and council tax band H. The latest certificate (November 2008) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from November 2008, so improvements made since then won't be reflected.

Untraded for 17 years, with the last transfer in February 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2005–2009, sale prices on this property compounded at 10.9% per year. On a £-per-square-foot basis, the last sale (£591/sq ft) was about 40.5% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 0 refused.

Before you decide

Everything you need to know about 17 Holbrook Gardens

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

Larger development activity nearby

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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.

17 Holbrook Gardens sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 25 Nov 2018

Current Certificate
Nov 2008

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.6 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 25 November 2018

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 17 Holbrook Gardens, Aldenham, Watford, WD25 8AB, sourced from the PlanIt planning register.

Planning history at 17 Holbrook Gardens is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

3 applications on record at 17 Holbrook Gardens, Aldenham, Watford, WD25 8AB

2decisions15documents2nearby
  1. Nov 2009
    Tree WorksTrees
    Outcome in report

    T2 LIME - Fell. T1 LIME - Reduce by 1-1.5m. T3 OAK - Reduce to balance crown by 1m. T4 LONDON PLANE - Reduce by 1-1.5m.

    Reference
    TPO/2009/1050
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. Tree WorksDecision

Unlock 17 Holbrook Gardens, Aldenham, Watford, WD25 8AB'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 3 applications on this property in full, plus 2 notable nearby
  • The 15 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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 price per m², 17 Holbrook Gardens stands well clear of the street.

Price per m²

£6,358

Street avg £4,993

Strongly above

Floor Area

263 m²

Street avg 261 m²

Above

Habitable Rooms

9 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

9.6 t/year

Street avg 6.1 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 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 DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,795 · 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 17 Holbrook Gardens is modelled from its 263 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 17 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 17 Holbrook Gardens was lodged in November 2008 at band D and expired in November 2018, 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. 3 applications are matched to 17 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
17 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 17 Holbrook Gardens, Aldenham, Watford, WD25 8AB. Each answer is also embedded as structured data for search engines.

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