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2 Hilfield Lane, Aldenham, Watford, WD25 8AJ

Notable views3 planning records

Estimated value

£811,000

  • Since the 2016 sale (£635,000)+28%
  • Against WD25 8AJ's recent median (£765,000)+6%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
4
Bathrooms
3
Floor area
29 m²
312 sq ft
Energy rating
C
Score 72
Council tax
Band F
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

£811,000

  • Against its 2016 sale (£635,000)+28%
  • Against WD25 8AJ's recent median (£765,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Hilfield Lane is modelled from its 29 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8AJ. 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

    29 m² from the EPC lodged in June 2019

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in WD25 8AJ

    5 sales, median £765,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 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.

2 Hilfield Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 24 March 2016Most recent

    £635,000

    +46.0%over 11 years

  2. 25 October 2004

    £435,000

Median price across the last 5 sales in WD25 8AJ: £765,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Hilfield Lane, Aldenham, Watford, WD25 8AJ. 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 2 Hilfield Lane

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

2 Hilfield Lane is a four-bedroom end-of-terrace house in Aldenham, Watford, Watford (WD25 8AJ). It has a recorded floor area of 29 m² (around 312 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (June 2019) shows a C (score 72). The rating has held steady at C across 2 certificates since July 2013. Between certificates, lighting went from Very Poor to Poor. The recommended improvements would lift it to A (score 93), a 2-band jump. Other recorded features include notable views.

At 29 m² it sits well below the postcode median (126 m² across 22 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, partial demolition, a garage conversion and a porch, meaningful when judging how the property has evolved. Across 2004–2016, sale prices on this property compounded at 3.4% per year. Today's modelled estimate of £811,000 is 27.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£2,034/sq ft) was about 580.2% above the typical sold price in the postcode. 10 years since the last transfer (March 2016).

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
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • DrivewayYes
  • Notable viewsYes

Building

  • Heating systemGas fired
Before you decide

Everything you need to know about 2 Hilfield Lane

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.

2 Hilfield Lane's carbon output is low for the local stock.

Current Certificate(1 of 2)
Jun 2019

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 27 June 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2019from Jul 2013
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against 2 Hilfield Lane, Aldenham, Watford, WD25 8AJ, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

3 applications on record at 2 Hilfield Lane, Aldenham, Watford, WD25 8AJ

3decisions2extensions12documents2nearby
Flagged:Demolition
  1. Jul 2005
    Garage ConversionFull
    Outcome in report

    Conversion of garage to granny annexe together with erection of front entrance porch.

    ExtensionPorchAnnex
    Documents
    1 doc on file
    Reference
    TP/05/0558
    Full record in report
  2. More recent applications — locked
  3. DemolitionDecision
  4. AnnexDecision

Unlock 2 Hilfield Lane, Aldenham, Watford, WD25 8AJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 2 notable nearby
  • The 12 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Hilfield Lane homes

Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Hilfield Lane outperforms the street on price per m² by a wide margin.

Price per m²

£21,897

Street avg £4,765

Strongly above

Floor Area

29 m²

Street avg 134 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

1.2 t/year

Street avg 5.0 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

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Hilfield Lane — bus stop.

Closest school

1.3 km

Queens' School. 17 schools nearby.

Nearest schools

  • Queens' SchoolSecondary1.3km
  • Highwood Primary SchoolPrimary1.3km
  • Bournehall Primary SchoolPrimary2.0km
  • Bushey Meads SchoolSecondary2.1km

Nearest stops

  • Hilfield LaneBus stop244m
  • Elton WayBus stop384m
  • Park AvenueBus stop576m
  • Morgan GardensBus stop614m

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

Daytime· 07:00 – 23:00

57.8dB

Moderate
Night-time road noise heatmap for WD25 8AJ

Night-time· 23:00 – 07:00

51.7dB

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 2 HomeBuyer Report

21st centuryEnd-Terrace BungalowEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,095 · 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.
£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
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed
£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

3 bed2 bath
£750k

1 Holmes Cottages, Back Lane, Letchmore Heath

WD25 8EN

2 bed
£450k

1 Letchmore Cottages, Common Lane, Letchmore Heath

WD25 8EE

2 bed2 bath
£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 2 Hilfield Lane is modelled from its 29 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8AJ. 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 2 Hilfield Lane. 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 2 Hilfield Lane was lodged in June 2019 at band C and is valid until June 2029. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Hilfield Lane. 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 17 schools and 30 stops listed are measured in a straight line from WD25 8AJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Hilfield Lane is in council tax band F. 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 2 Hilfield Lane, Aldenham, Watford, WD25 8AJ. Each answer is also embedded as structured data for search engines.

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