Model valuation£417,0008 Busby Close
Local market context
2 Blackbirds Lane, Aldenham, Watford, WD25 8BS
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
142 m²
1528 sq ft
Energy rating
F
Score 31
Council tax
Band D
Tenure
Owner Occupied
About 2 Blackbirds Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Blackbirds Lane is a semi-detached house in Aldenham, Watford, Watford (WD25 8BS). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (April 2022) shows an F (score 31), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 94), a 5-band jump. Main heating runs on oil.
At 142 m² the property is well over the postcode median (90 m² across 4 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
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Everything you need to know about 2 Blackbirds Lane
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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.
2 Blackbirds Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Apr 2022EPC Rating
A
B
C
D
E
F
F31
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 April 2032
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC FNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Planning history
Applications and permits filed against 2 Blackbirds Lane, Aldenham, Watford, WD25 8BS, sourced from the PlanIt planning register.
2 Blackbirds 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.
2 Blackbirds Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£715,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Versus other Blackbirds Lane homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 2 Blackbirds Lane lags the street by a wide margin.
EPC Rating
31 (F)
Street avg 43 (E)
Floor Area
142 m²
Street avg 90 m²
CO₂ Emissions
12.0 t/year
Street avg 5.9 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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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.
£750k
1 Holmes Cottages, Back Lane, Letchmore Heath
WD25 8EN
2 bed
£660k
1 Dairy Cottages, Church Lane, Aldenham
WD25 8AL
3 bed
£624k
1 Landor Cottages, Back Lane, Letchmore Heath
WD25 8EL
3 bed1 bath
£605k
1 Otterspool Farm Cottages, Otterspool Lane
WD25 8AX
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
£890k
1 Middle Down, Aldenham
WD25 8BW
3 bed2 bath
£569k
1 Blackbirds Lane, Aldenham
WD25 8BS
£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.
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
0.8 km
New Road — bus stop.
Closest school
0.9 km
Fair Field Junior School. 5 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 8BS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.5dB
Night-time· 23:00 – 07:00
35.6dB
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 2 Blackbirds Lane, Aldenham, Watford, WD25 8BS. Each answer is also embedded as structured data for search engines.