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2 Middle Down, Aldenham, Watford, WD25 8BW

Estimated value

£810,000

  • Since the 2014 sale (£700,000)+16%
  • Against WD25 8BW's recent median (£980,000)-17%

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
3
Bathrooms
2
Floor area
117 m²
1259 sq ft
Energy rating
C
Score 78
Council tax
Band F
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

£810,000

  • Against its 2014 sale (£700,000)+16%
  • Against WD25 8BW's recent median (£980,000)-17%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Middle Down is modelled from its 117 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

    117 m² from the EPC lodged in August 2014

  • Sales of this home

    2 sales recorded, the latest in 2014

  • 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
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.

Sales timeline

  1. 9 December 2014Most recent

    £700,000

    +30.8%over 8 years

  2. 17 April 2006

    £535,000

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 2 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 2 Middle Down

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

2 Middle Down is a three-bedroom mid-terrace house in Aldenham, Watford, Watford (WD25 8BW). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (August 2014) shows a C (score 78), near the top of the C band. The recommended improvements would push it to B (score 89). The latest certificate is from August 2014, so improvements made since then won't be reflected.

Across 2006–2014, sale prices on this property compounded at 3.2% per year. Today's modelled estimate of £810,000 is 15.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£556/sq ft) was about 21.3% above the typical sold price in the postcode. 12 years since the last transfer (December 2014). At 117 m² it's 20.1% smaller than the typical home in the postcode (147 m² median across 14 EPCs).

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

  • Bedrooms3
  • Bathrooms2
Before you decide

Everything you need to know about 2 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.

2 Middle Down's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 19 Aug 2024

Current Certificate
Aug 2014

EPC Rating

A
B
C
C78
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 19 August 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 2 Middle Down, Aldenham, Watford, WD25 8BW, sourced from the PlanIt planning register.

2 Middle Down 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 Middle Down homes

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

On floor area, 2 Middle Down runs well behind the street norm.

Price per m²

£5,983

Street avg £5,428

Above

Floor Area

117 m²

Street avg 147 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

2.5 t/year

Street avg 3.6 t/year

Strongly above
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 £1,095 · 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
£660k

1 Dairy Cottages, Church Lane, Aldenham

WD25 8AL

3 bed
£624k

1 Landor Cottages, Back Lane, Letchmore Heath

WD25 8EL

3 bed1 bath
£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
£600k

1 Back Lane, Letchmore Heath

WD25 8EF

1 bed1 bath
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed

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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 2 Middle Down is modelled from its 117 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 2 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 2 Middle Down was lodged in August 2014 at band C and expired in August 2024, 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 2 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
2 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Middle Down, Aldenham, Watford, WD25 8BW. Each answer is also embedded as structured data for search engines.

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