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Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN

27 planning records

Estimated value

£945,000

  • Since the 1997 sale (£275,000)+244%
  • Against WD25 8DN's recent median (£545,000)+73%

Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
171 m²
1841 sq ft
Energy rating
D
Score 58
Council tax
Band F
Tenure
Private Rental
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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

£945,000

  • Against its 1997 sale (£275,000)+244%
  • Against WD25 8DN's recent median (£545,000)+73%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Patchetts Cottage is modelled from its 171 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8DN. 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

    171 m² from the EPC lodged in July 2025

  • Sales of this home

    1 sale recorded, the latest in 1997

  • Recent sales in WD25 8DN

    1 sale, median £545,000 (2017–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2017Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 27 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.

Patchetts Cottage's estimated value is more than triple its earliest registered sale price (1997).

Sales timeline

  1. 24 July 1997Most recent

    £275,000

Median price across the last 1 sales in WD25 8DN: £545,000 (2017–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN. 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 Patchetts Cottage

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

Patchetts Cottage is a two-bedroom detached house in Aldenham, Watford, Watford (WD25 8DN). It has a recorded floor area of 171 m² (around 1841 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (July 2025) shows a D (score 58), a step below the typical UK home. When first surveyed in September 2014 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average and window efficiency went from Poor to Average; while lighting dropped from Very Good to Poor. The recommended improvements would lift it to A (score 94), a 3-band jump.

Untraded for 29 years, with the last transfer in July 1997. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £945,000 sits 243.6% above the 1997 sale of £275,000. 27 planning records sit against the property, 7 approved, 8 refused. Past consents include new windows and an extension, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.

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

  • Bedrooms2
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • DrivewayYes
Before you decide

Everything you need to know about Patchetts Cottage

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.

Patchetts Cottage's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 3)
Jul 2025

EPC Rating

A
B
C
D
D58
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Rented

Certificate validity

Valid until 1 July 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2015from Sept 2014
Low Energy Lighting
76%36%

Low energy lighting percentage decreased

Jul 2025from Feb 2015
EPC improved fromF27toD58
Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN, sourced from the PlanIt planning register.

A recent planning application at Patchetts Cottage was refused — worth checking the council file.

27 applications on record at Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN

25decisions4extensions288documents2nearby
Flagged:Listed building
  1. Apr 2017
    Heritage
    Outcome in report

    Erection of new boundary brick plinth wall with metal railing fence on top, new gated vehicular and pedestrian entrances from the public roadway and new driveway and parking area. (Application for Listed Building consent)

    Documents
    9 docs on file
    Reference
    16/2252/LBC
    Full record in report
  2. More recent applications — locked
  3. FullDecision
  4. ConditionsDecision

+ 24 more applications in the report

Unlock Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (25 on record)
  • All 27 applications on this property in full, plus 2 notable nearby
  • The 288 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

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

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.7 km

Hilfield Lane — bus stop.

Closest school

1.3 km

Queens' School. 15 schools nearby.

Nearest schools

  • Queens' SchoolSecondary1.3km
  • Highwood Primary SchoolPrimary1.6km
  • Bushey Meads SchoolSecondary1.7km
  • Bournehall Primary SchoolPrimary1.8km

Nearest stops

  • Hilfield LaneBus stop667m
  • Elton WayBus stop709m
  • Park AvenueBus stop788m
  • Hilfield BrookBus stop874m

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 8DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 8DN

Daytime· 07:00 – 23:00

56.9dB

Moderate
Night-time road noise heatmap for WD25 8DN

Night-time· 23:00 – 07:00

50.8dB

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 3 Building Survey

Victorian-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,495 · 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.
£750k

1 Holmes Cottages, Back Lane, Letchmore Heath

WD25 8EN

2 bed
£890k

1 Middle Down, Aldenham

WD25 8BW

3 bed2 bath
£450k

1 Letchmore Cottages, Common Lane, Letchmore Heath

WD25 8EE

2 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
£600k

1 Back Lane, Letchmore Heath

WD25 8EF

1 bed1 bath
£537k

1 Church Cottages, Church Lane, Aldenham

WD25 8BA

1 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 Patchetts Cottage is modelled from its 171 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8DN. 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 Patchetts Cottage. 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 Patchetts Cottage was lodged in July 2025 at band D and is valid until July 2035. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 27 applications are matched to Patchetts Cottage. 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 15 schools and 30 stops listed are measured in a straight line from WD25 8DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Patchetts Cottage 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 Patchetts Cottage, Hilfield Lane, Aldenham, Watford, WD25 8DN. Each answer is also embedded as structured data for search engines.

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