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8 Church Farm Way, Aldenham, Watford, WD25 8BD

Estimated value

£974,000

  • Since the 2012 sale (£780,000)+25%
  • Against WD25 8BD's recent median (£1,000,000)-3%

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
Mid terrace
Bedrooms
4
Floor area
99 m²
1061 sq ft
Energy rating
E
Score 42
Council tax
Band G
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

£974,000

  • Against its 2012 sale (£780,000)+25%
  • Against WD25 8BD's recent median (£1,000,000)-3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Church Farm Way is modelled from its 99 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BD. 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

    99 m² from the EPC lodged in January 2012

  • Sales of this home

    2 sales recorded, the latest in 2012

  • Recent sales in WD25 8BD

    5 sales, median £1,000,000 (2025–2006)

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
PlanningNone on this homeFull 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.

8 Church Farm Way has more than doubled in price since the earliest registered sale in 1997.

Sales timeline

  1. 12 September 2012Most recent

    £780,000

    +140.0%over 15 years

  2. 24 June 1997

    £325,000

Median price across the last 5 sales in WD25 8BD: £1,000,000 (2025–2006).

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 Church Farm Way, Aldenham, Watford, WD25 8BD. 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 8 Church Farm Way

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

8 Church Farm Way is a four-bedroom mid-terrace house in Aldenham, Watford, Watford (WD25 8BD). It has a recorded floor area of 99 m² (around 1061 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (January 2012) shows an E (score 42), well below the UK norm with real room to improve. Main heating runs on lpg. The latest certificate is from January 2012, so improvements made since then won't be reflected. Period features are noted in the property record.

At 99 m² it sits well below the postcode median (172 m² across 4 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Across 1997–2012, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £974,000 is 24.9% above the 2012 sale price. On a £-per-square-foot basis, the last sale (£735/sq ft) was about 226.8% above the typical sold price in the postcode. On the market in September 2012 and unlisted since — roughly 14 years.

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
  • Dining roomYes

Building

  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 8 Church Farm Way

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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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.

8 Church Farm Way'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 23 Jan 2022

Current Certificate
Jan 2012

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
8.3 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 23 January 2022

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 8 Church Farm Way, Aldenham, Watford, WD25 8BD, sourced from the PlanIt planning register.

8 Church Farm Way 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.

On the street

Versus other Church Farm Way homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 8 Church Farm Way stands well clear of the street.

Price per m²

£7,911

Street avg £4,654

Strongly above

Floor Area

99 m²

Street avg 171 m²

Below

Habitable Rooms

6 rooms

Street avg 7 rooms

Below

CO₂ Emissions

8.3 t/year

Street avg 7.4 t/year

Below
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

0.1 km

Morgan Gardens — bus stop.

Closest school

1.6 km

Fair Field Junior School. 11 schools nearby.

Nearest schools

  • Fair Field Junior SchoolPrimary1.6km
  • Highwood Primary SchoolPrimary1.7km
  • Queens' SchoolSecondary1.9km
  • St John's Church of England Infant and Nursery SchoolPrimary2.2km

Nearest stops

  • Morgan GardensBus stop72m
  • St John's ChurchBus stop170m
  • Roundbush LaneBus stop560m
  • Hilfield LaneBus stop653m

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

Daytime· 07:00 – 23:00

50.3dB

Low
Night-time road noise heatmap for WD25 8BD

Night-time· 23:00 – 07:00

44.3dB

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 3 Building Survey

Victorian-eraMid-Terrace HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls

Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,495 · 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
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed
£660k

1 Dairy Cottages, Church Lane, Aldenham

WD25 8AL

3 bed
£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

3 bed2 bath
£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
£969k

1 Broadfield Way, Aldenham

WD25 8DZ

£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 8 Church Farm Way is modelled from its 99 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BD. 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 8 Church Farm Way. 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 8 Church Farm Way was lodged in January 2012 at band E and expired in January 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Church Farm Way. 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 8BD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
8 Church Farm Way is in council tax band G. 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 8 Church Farm Way, Aldenham, Watford, WD25 8BD. Each answer is also embedded as structured data for search engines.

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