Model valuation£417,0008 Busby Close
Local market context
16 Middle Down, Aldenham, Watford, WD25 8BW
4 planning records
Estimated value
£893,000
- Since the 2013 sale (£637,500)+40%
- Against WD25 8BW's recent median (£980,000)-9%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Floor area
119 m²
1280 sq ft
Energy rating
D
Score 67
Council tax
Band G
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
£893,000
- Against its 2013 sale (£637,500)+40%
- Against WD25 8BW's recent median (£980,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Middle Down is modelled from its 119 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BW. 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
119 m² from the EPC lodged in June 2010
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in WD25 8BW
5 sales, median £980,000 (2025–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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.
16 Middle Down valuation sits well clear of the typical sold price in this postcode.
Sales timeline
1 September 2013Most recent
£637,500
+7.1%over 7 years9 April 2006
£595,000
Median price across the last 5 sales in WD25 8BW: £980,000 (2025–2014).
Nearby sales in WD25 8BW
20 Middle Down, Aldenham, Watford, WD25 8BW
Sold Feb 2025
£1,225,00011 Middle Down, Aldenham, Watford, WD25 8BW
Sold May 2024
£850,0005 Middle Down, Aldenham, Watford, WD25 8BW
Sold Aug 2022
£1,450,0006 Middle Down, Aldenham, Watford, WD25 8BW
Sold Nov 2016
£980,0002 Middle Down, Aldenham, Watford, WD25 8BW
Sold Dec 2014
£700,000
What this page doesn't show
1 potential issue has already been flagged for 16 Middle Down, Aldenham, Watford, WD25 8BW. 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 16 Middle Down
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Middle Down is a three-bedroom mid-terrace house in Aldenham, Watford, Watford (WD25 8BW). It has a recorded floor area of 119 m² (around 1280 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (June 2010) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (July 2009); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Poor to Very Poor. The recommended improvements would push it to C (score 71). The latest certificate is from June 2010, so improvements made since then won't be reflected. Other recorded features include a loft.
At 119 m² it's 18.8% smaller than the typical home in the postcode (147 m² median across 14 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. On the market in September 2013 and unlisted since — roughly 13 years. Across 2006–2013, sale prices on this property compounded at 0.9% per year. Today's modelled estimate of £893,000 is 40.1% above the 2013 sale price.
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
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- LoftYes
Outside
- Private gardenYes
Before you decide
Everything you need to know about 16 Middle Down
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
16 Middle Down sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Jun 2020
Current Certificate(1 of 2)
Jun 2010
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 June 2020
Planning history
Applications and permits filed against 16 Middle Down, Aldenham, Watford, WD25 8BW, sourced from the PlanIt planning register.
16 Middle Down has 2 separate extension applications on the council record.
4 applications on record at 16 Middle Down, Aldenham, Watford, WD25 8BW
4decisions2extensions17documents2nearby
- Mar 2014ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension
- Documents
- 7 docs on file
- Reference
- 14/0080/HSE
- More recent applications — locked
- Tree WorksAug 2017Decision
- AmendmentOct 2015Decision
+ 1 more application in the report
Unlock 16 Middle Down, Aldenham, Watford, WD25 8BW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 2 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Middle Down homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 16 Middle Down lags the street by a wide margin.
Price per m²
£5,362
Street avg £5,472
Floor Area
119 m²
Street avg 147 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.6 t/year
Street avg 3.4 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.
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
St John's Church — bus stop.
Closest school
1.4 km
Fair Field Junior School. 11 schools nearby.
Nearest schools
- Fair Field Junior SchoolPrimary1.4km
- St John's Church of England Infant and Nursery SchoolPrimary1.9km
- The Grove AcademyPrimary2.1km
- Highwood Primary SchoolPrimary2.2km
Nearest stops
- St John's ChurchBus stop755m
- Morgan GardensBus stop889m
- Roundbush LaneBus stop1.1km
- Edge Grove SchoolBus stop1.1km
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 8BW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.4dB
Night-time· 23:00 – 07:00
39.1dB
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 2 HomeBuyer Report
Late 20th centuryMid-Terrace HouseEPC D
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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
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1 Dairy Cottages, Church Lane, Aldenham
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1 Landor Cottages, Back Lane, Letchmore Heath
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£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
£1.1m
1 Church Farm Cottages, Church Lane, Aldenham
WD25 8NA
5 bed
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
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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 16 Middle Down is modelled from its 119 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WD25 8BW. 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 16 Middle Down. 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 16 Middle Down was lodged in June 2010 at band D and expired in June 2020, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 16 Middle Down. 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 8BW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Middle Down 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Middle Down, Aldenham, Watford, WD25 8BW. Each answer is also embedded as structured data for search engines.
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