Model valuation£417,0008 Busby Close
Local market context
2a, Hilfield Lane, Aldenham, Watford, WD25 8AJ
1 planning record
Estimated value
£811,000
- Since the 2008 sale (£425,500)+91%
- 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.
Property type
Detached
Bedrooms
3
Floor area
109 m²
1173 sq ft
Energy rating
D
Score 60
Council tax
Band F
Tenure
Owner Occupied
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 2008 sale (£425,500)+91%
- 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 2a is modelled from its 109 m² EPC floor area, its 1 recorded sale 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
109 m² from the EPC lodged in January 2020
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in WD25 8AJ
5 sales, median £765,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
3 April 2008Most recent
£425,500
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
What this page doesn't show
1 potential issue has already been flagged for 2a, 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
About 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a three-bedroom detached house in Aldenham, Watford, Watford (WD25 8AJ). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (January 2020) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74).
It hasn't traded since April 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £811,000 sits 90.6% above the 2008 sale of £425,500. On a £-per-square-foot basis, the last sale (£363/sq ft) was about 18.3% above the typical sold price in the postcode. One planning record on file: an extension refused in 2009.
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
Before you decide
Everything you need to know about 2a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Current Certificate
Jan 2020EPC Rating
A
B
C
D
D60
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
Valid until 24 January 2030
Planning history
Applications and permits filed against 2a, Hilfield Lane, Aldenham, Watford, WD25 8AJ, sourced from the PlanIt planning register.
1 application on record at 2a, Hilfield Lane, Aldenham, Watford, WD25 8AJ
1decisions1extensions7documents2nearby
- Mar 2009Loft ConversionFullOutcome in report
*Electronic documents only, no paper fileExtension to existing loft conversion with addition of dormer windows to front and extension of rear dormer.
Extension- Documents
- 7 docs on file
- Reference
- TP/08/1835
Unlock 2a, 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 (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hilfield Lane homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
2a outperforms the street on years held by a wide margin.
Price per m²
£3,904
Street avg £5,622
Floor Area
109 m²
Street avg 130 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.8 t/year
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.
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.
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 4
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryDetached BungalowEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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
£1.5m
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
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
£1.1m
1 Church Farm Cottages, Church Lane, Aldenham
WD25 8NA
5 bed
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2a is modelled from its 109 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 2a. 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 2a was lodged in January 2020 at band D and is valid until January 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2a. 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
- 2a 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2a, Hilfield Lane, Aldenham, Watford, WD25 8AJ. Each answer is also embedded as structured data for search engines.
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