Model valuation£417,0008 Busby Close
Local market context
22 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
159 m²
1711 sq ft
Energy rating
C
Score 69
Council tax
Band G
Tenure
Owner Occupied
About 22 Hilfield Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Hilfield Lane is a four-bedroom detached house in Aldenham, Watford, Watford (WD25 8AJ). It has a recorded floor area of 159 m² (around 1711 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (October 2012) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 82). The latest certificate is from October 2012, so improvements made since then won't be reflected.
At 159 m² it's 27.7% larger than the typical home in the postcode (125 m² median across 22 EPCs). Today's modelled estimate of £778,000 is 13% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£402/sq ft) was about 31.2% above the typical sold price in the postcode. Last changed hands 9 years ago, in June 2017.
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
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff street
Before you decide
Everything you need to know about 22 Hilfield Lane
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
22 Hilfield Lane's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Oct 2022
Current Certificate
Oct 2012EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 October 2022
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Level 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC C
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Planning history
Applications and permits filed against 22 Hilfield Lane, Aldenham, Watford, WD25 8AJ, sourced from the PlanIt planning register.
22 Hilfield Lane 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
22 Hilfield Lane valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£778,000
Modelled from EPC, postcode comparables.
Last sold (2017)
£688,500
Recorded with HM Land Registry.
Sales timeline
1 June 2017Most recent
£688,500
Median price across the last 5 sales in WD25 8AJ: £765,000 (2025–2024).
Nearby sales in WD25 8AJ
30 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Sold Aug 2025
£790,00010 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Sold Mar 2025
£750,00026 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Sold Nov 2024
£800,00056 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Sold Sept 2024
£765,00028 Hilfield Lane, Aldenham, Watford, WD25 8AJ
Sold Sept 2024
£730,000
Versus other Hilfield Lane homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Hilfield Lane outperforms the street on floor area by a wide margin.
Price per m²
£4,330
Street avg £5,602
Floor Area
159 m²
Street avg 128 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.8 t/year
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Start your researchSimilar 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
£750k
1 Holmes Cottages, Back Lane, Letchmore Heath
WD25 8EN
2 bed
£1.5m
1 Holbrook Gardens, Aldenham
WD25 8AB
3 bed2 bath
£450k
1 Letchmore Cottages, Common Lane, Letchmore Heath
WD25 8EE
2 bed2 bath
£907k
1 Palomino Place, Aldenham
WD25 8FB
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.
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.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
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· 07:00 – 23:00
57.8dB
Night-time· 23:00 – 07:00
51.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 22 Hilfield Lane, Aldenham, Watford, WD25 8AJ. Each answer is also embedded as structured data for search engines.