Model valuation£417,0008 Busby Close
Local market context
2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA
1 planning record
Estimated value
£744,000
- Since the 2021 sale (£720,000)+3%
- Against WD25 8BA's recent median (£290,000)+157%
Newest record on this page: December 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedroom
1
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 45
Council tax
Band F
Tenure
Private Rental
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
£744,000
- Against its 2021 sale (£720,000)+3%
- Against WD25 8BA's recent median (£290,000)+157%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Church Cottages is modelled from its 116 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BA. 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
116 m² from the EPC lodged in December 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WD25 8BA
5 sales, median £290,000 (2020–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2021 | 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.
2 Church Cottages has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
22 December 2021Most recent
£720,000
+193.9%over 22 years5 February 1999
£245,000
Median price across the last 5 sales in WD25 8BA: £290,000 (2020–2012).
Nearby sales in WD25 8BA
Daisy Cottage, Church Lane, Aldenham, Watford, WD25 8BA
Sold Apr 2020
£290,000The Red House, Church Lane, Aldenham, Watford, WD25 8BA
Sold Mar 2013
£1,916,5001 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA
Sold Apr 2012
£335,000The Manor House, Church Lane, Aldenham, Watford, WD25 8BA
Sold Aug 1996
£695,000
What this page doesn't show
1 potential issue has already been flagged for 2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA. 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 2 Church Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Church Cottages is a one-bedroom semi-detached house in Aldenham, Watford, Watford (WD25 8BA). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (December 2021) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2010. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil.
Across 1999–2021, sale prices on this property compounded at 4.8% per year. On a £-per-square-foot basis, the last sale (£577/sq ft) was about 105.4% above the typical sold price in the postcode. One planning record on file: an extension refused in 2010. Most recent transfer: December 2021 at £720,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.
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
- Bedrooms1
Building
- RefurbishedYes
Before you decide
Everything you need to know about 2 Church Cottages
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
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
2 Church Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Dec 2021
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Rented
Certificate validity
Valid until 15 December 2031
Property Improvements
Changes detected from historical EPC data
Dec 2021from Oct 2010
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
11%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA, sourced from the PlanIt planning register.
1 application on record at 2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA
1decisions1extensions4documents2nearby
- Jan 2010ExtensionFullOutcome in report
Extension: Side of property
*Electronic documents only, no paper fileSingle storey side extension.
- Documents
- 4 docs on file
- Reference
- TP/09/1964
Unlock 2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA'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 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Church Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 2 Church Cottages runs well behind the street norm.
Price per m²
£6,207
Street avg £4,425
Floor Area
116 m²
Street avg 223 m²
CO₂ Emissions
7.6 t/year
Street avg 9.3 t/year
Years Held
5 years
Street avg 11 years
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.
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
0.0 km
St John's Church — bus stop.
Closest school
1.5 km
Fair Field Junior School. 11 schools nearby.
Nearest schools
- Fair Field Junior SchoolPrimary1.5km
- Highwood Primary SchoolPrimary1.8km
- St John's Church of England Infant and Nursery SchoolPrimary2.0km
- Queens' SchoolSecondary2.1km
Nearest stops
- St John's ChurchBus stop24m
- Morgan GardensBus stop212m
- Roundbush LaneBus stop509m
- Hilfield LaneBus stop837m
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 8BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.5dB
Night-time· 23:00 – 07:00
42.5dB
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
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
£537k
1 Church Cottages, Church Lane, Aldenham
WD25 8BA
1 bed
£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
£660k
1 Dairy Cottages, Church Lane, Aldenham
WD25 8AL
3 bed
£624k
1 Landor Cottages, Back Lane, Letchmore Heath
WD25 8EL
3 bed1 bath
£890k
1 Middle Down, Aldenham
WD25 8BW
3 bed2 bath
£1.5m
1 Holbrook Gardens, Aldenham
WD25 8AB
3 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 2 Church Cottages is modelled from its 116 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BA. 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 Church Cottages. 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 Church Cottages was lodged in December 2021 at band E and is valid until December 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Church Cottages. 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 8BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Church Cottages 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 2 Church Cottages, Church Lane, Aldenham, Watford, WD25 8BA. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in WD25 8BASold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 2 Church Cottages, Church Lane, Aldenham, Watford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales