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17 Middle Down, Aldenham, Watford, WD25 8BW

2 planning records

Estimated value

£1,028,000

  • Since the 2006 sale (£630,000)+63%
  • Against WD25 8BW's recent median (£980,000)+5%

Newest record on this page: February 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
5
Bathrooms
3
Floor area
164 m²
1765 sq ft
Energy rating
C
Score 76
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

£1,028,000

  • Against its 2006 sale (£630,000)+63%
  • Against WD25 8BW's recent median (£980,000)+5%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Middle Down is modelled from its 164 m² EPC floor area, its 1 recorded sale 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

    164 m² from the EPC lodged in September 2016

  • Sales of this home

    1 sale recorded, the latest in 2006

  • Recent sales in WD25 8BW

    5 sales, median £980,000 (2025–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

17 Middle Down valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 21 May 2006Most recent

    £630,000

Median price across the last 5 sales in WD25 8BW: £980,000 (2025–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for 17 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

Overview

About 17 Middle Down

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

17 Middle Down is a five-bedroom mid-terrace house in Aldenham, Watford, Watford (WD25 8BW). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 2003-2006 and council tax band G. The latest certificate (September 2016) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 85).

It hasn't traded since May 2006, a hold of 20 years that's notably long for the area. Today's modelled estimate of £1,028,000 sits 63.2% above the 2006 sale of £630,000. On a £-per-square-foot basis, the last sale (£357/sq ft) was about 22.4% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 164 m² it's 28.6% larger than the typical home in the postcode (128 m² median across 14 EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.

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

  • Bedrooms5
  • Bathrooms3

Outside

  • Communal gardenYes
  • GarageYes

Building

  • Heating systemElectric
Before you decide

Everything you need to know about 17 Middle Down

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Sept 2026

Current Certificate
Sept 2016

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 13 September 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 17 Middle Down, Aldenham, Watford, WD25 8BW, sourced from the PlanIt planning register.

17 Middle Down has 2 separate extension applications on the council record.

2 applications on record at 17 Middle Down, Aldenham, Watford, WD25 8BW

2decisions2extensions20documents2nearby
  1. Dec 2008
    ConservatoryFull
    Outcome in report

    Extension: Single storey · Rear of property

    *Electronic documents only, no paper fileSingle storey rear conservatory.

    Extension
    Documents
    5 docs on file
    Reference
    TP/08/1683
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 17 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 (2 on record)
  • All 2 applications on this property in full, plus 2 notable nearby
  • The 20 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Middle Down homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 17 Middle Down runs well behind the street norm.

Price per m²

£3,841

Street avg £5,581

Strongly below

Floor Area

164 m²

Street avg 144 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.8 t/year

Street avg 3.5 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

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.

Noise

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 road noise heatmap for WD25 8BW

Daytime· 07:00 – 23:00

44.4dB

Low
Night-time road noise heatmap for WD25 8BW

Night-time· 23:00 – 07:00

39.1dB

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 2 HomeBuyer Report

21st centuryMid-Terrace HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,245 · 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.
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed
£890k

1 Middle Down, Aldenham

WD25 8BW

3 bed2 bath
£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

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
£969k

1 Broadfield Way, Aldenham

WD25 8DZ

£1.1m

1 Church Farm Way, Aldenham

WD25 8BD

£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 17 Middle Down is modelled from its 164 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 17 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 17 Middle Down was lodged in September 2016 at band C and expired in September 2026, 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. 2 applications are matched to 17 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
17 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 17 Middle Down, Aldenham, Watford, WD25 8BW. Each answer is also embedded as structured data for search engines.

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