What type of property is 22 Holbrook Gardens, WD25 8AB?

22 Holbrook Gardens, WD25 8AB is a 3-bedroom detached house.

What did 22 Holbrook Gardens, WD25 8AB sell for?

22 Holbrook Gardens, WD25 8AB last sold for £1,100,000 in November 2016, around 10 years ago. Land Registry has 3 sales on record going back to £930,000 in August 2006. Source: HM Land Registry.

How has the value of 22 Holbrook Gardens, WD25 8AB changed over time?

Across 3 sales between August 2006 and November 2016, 22 Holbrook Gardens, WD25 8AB rose from £930,000 to £1,100,000, a change of £170,000. That works out to roughly +1.7% per year compounded over 10 years. Source: HM Land Registry.

How energy efficient is 22 Holbrook Gardens, WD25 8AB?

The current EPC rating for 22 Holbrook Gardens, WD25 8AB is C with a score of 71 out of 100, lodged in June 2012. Source: EPC Register.

What is the floor area of 22 Holbrook Gardens, WD25 8AB?

22 Holbrook Gardens, WD25 8AB has a recorded floor area of 243 m² (2,616 sq ft), around 81 m² per bedroom. Source: EPC Register.

How is 22 Holbrook Gardens, WD25 8AB heated?

The latest EPC at 22 Holbrook Gardens, WD25 8AB records mains gas as the main heating fuel. Source: EPC Register.

What planning history does 22 Holbrook Gardens, WD25 8AB have?

22 Holbrook Gardens, WD25 8AB has 2 planning records on file (1 approved), most recent in January 2021. Source: PlanIt planning register.

What council tax band is 22 Holbrook Gardens, WD25 8AB?

22 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.

Where is 22 Holbrook Gardens, WD25 8AB located?

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

Is 22 Holbrook Gardens, WD25 8AB in a safe area?

Police records around 22 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.

Which schools serve 22 Holbrook Gardens, WD25 8AB?

The closest primary school to 22 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.

What transport links are near 22 Holbrook Gardens, WD25 8AB?

The closest bus stop to 22 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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22 Holbrook Gardens, Aldenham, Watford, WD25 8AB

3 sales on record2 planning records

Property type

Detached

Bedrooms

Bathrooms

Floor area

243 m²

2616 sq ft

Energy rating

Score 71

Council tax

Band H

Tenure

Owner Occupied

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Overview

About 22 Holbrook Gardens

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

22 Holbrook Gardens is a three-bedroom detached house in Aldenham, Watford, Watford (WD25 8AB). It has a recorded floor area of 243 m² (around 2616 sq ft), construction records dating it to 2003-2006 and council tax band H. The latest certificate (June 2012) shows a C (score 71). The latest certificate is from June 2012, so improvements made since then won't be reflected.

2 planning records sit against the property, 1 approved, 0 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved. Last sold in November 2016, so it's been off the market for around 10 years. Across 2006–2016, sale prices on this property compounded at 1.7% per year. Today's modelled estimate of £1,375,000 is 25% above the 2016 sale price.

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

Bedrooms3
Bathrooms2
StudyYes

Outside

Private gardenYes
ParkingOff street

Building

RefurbishedYes

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Energy

Energy performance

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

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

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 17 Jun 2022

Current Certificate

Jun 2012

EPC Rating

C71

Main Heating

Electric & Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

6.7 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 17 June 2022

New assessment needed to sell or let

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21st centuryDetached HouseEPC C

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Planning

Planning history

Applications and permits filed against 22 Holbrook Gardens, Aldenham, Watford, WD25 8AB, sourced from the PlanIt planning register.

2 applications on record at 22 Holbrook Gardens, Aldenham, Watford, WD25 8AB

2decisions1extensions26documents2nearby

Flagged:Retrospective

Apr 2017
Garage ConversionFull
Outcome in report
Retention of garage conversion to habitable room. (Part retrospective application).
Retrospective
Documents
19 docs on file
Reference
17/0432/HSE
Full record in report
More recent applications — locked
Tree WorksJan 2021Decision

Unlock 22 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 2 applications on this property in full, plus 2 notable nearby
The 26 documents, officer reports & conditions
What the pattern means for extending or converting here

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Current estimate

£1,375,000

Modelled from EPC, postcode comparables and a sale-price growth of 1.7% per year over 10 years.

See how we calculated this

Last sold (2016)

£1,100,000

Growth on file: 1.7% per year over 10 years.

Sales timeline

10 November 2016Most recent
£1,100,000
+10.0%over 5 years
7 April 2011
£1,000,000
+7.5%over 4 years
10 August 2006
£930,000

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

Nearby sales in WD25 8AB

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 habitable rooms, 22 Holbrook Gardens runs well behind the street norm.

Price per m²

£4,527

Street avg £5,124

Below

Floor Area

243 m²

Street avg 262 m²

On par

Habitable Rooms

6 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

6.7 t/year

Street avg 6.3 t/year

Below

Before you decide

Everything you need to know about 22 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

One time fee only - money back guarantee

The data behind every report

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

£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

£750k

1 Holmes Cottages, Back Lane, Letchmore Heath

WD25 8EN

2 bed

£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed

£450k

1 Letchmore Cottages, Common Lane, Letchmore Heath

WD25 8EE

2 bed2 bath

£1.4m

1 6 Almshouses, Summerhouse Lane, Aldenham

WD25 8DU

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.

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

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Holbrook Gardens, Aldenham, Watford, WD25 8AB. Each answer is also embedded as structured data for search engines.