Model valuation£417,0008 Busby Close
Local market context
18 Middle Down, Aldenham, Watford, WD25 8BW
1 planning record
Last sold (2006)
£510,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- WD25 8BW recent median£980,000
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band F
Why there's no estimate yet
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
Not available for this home yet
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What we hold for this home
We don't publish an estimate for 18 Middle Down because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 8BW.
What an estimate needs
Floor area
No EPC on record
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?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Not available | 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.
Sales timeline
24 April 2006Most recent
£510,000
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 18 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
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About 18 Middle Down
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Middle Down is a property in Aldenham, Watford, Watford (WD25 8BW). It has council tax band F.
Held since April 2006 — that's 20 years off the open market, well above the local norm. One historical planning record sits against the property in 2014.
Before you decide
Everything you need to know about 18 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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 18 Middle Down, Aldenham, Watford, WD25 8BW, sourced from the PlanIt planning register.
1 application on record at 18 Middle Down, Aldenham, Watford, WD25 8BW
1decisions2nearby
- Sept 2014Tree WorksTreesOutcome in report
T1 ASH . Reduce in height and width by 50%
- Reference
- 14/0992/TPO
Unlock 18 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 (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- What the pattern means for extending or converting here
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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
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Level 2 HomeBuyer Report
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.
Similar 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
£890k
1 Middle Down, Aldenham
WD25 8BW
3 bed2 bath
£624k
1 Landor Cottages, Back Lane, Letchmore Heath
WD25 8EL
3 bed1 bath
£907k
1 Palomino Place, Aldenham
WD25 8FB
£605k
1 Otterspool Farm Cottages, Otterspool Lane
WD25 8AX
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
£969k
1 Broadfield Way, Aldenham
WD25 8DZ
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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
- We don't publish an estimate for 18 Middle Down because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WD25 8BW.
- 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 18 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
- There is no Energy Performance Certificate on the public register for 18 Middle Down. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 18 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
- 18 Middle Down 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 18 Middle Down, Aldenham, Watford, WD25 8BW. Each answer is also embedded as structured data for search engines.
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