Model valuation£417,0008 Busby Close
Local market context
2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB
1 planning record
Estimated value
£568,000
- Since the 2022 sale (£555,000)+2%
- Against WD25 8EB's recent median (£280,000)+103%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
74 m²
797 sq ft
Energy rating
D
Score 66
Council tax
Band E
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
£568,000
- Against its 2022 sale (£555,000)+2%
- Against WD25 8EB's recent median (£280,000)+103%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Hill Cottages is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8EB. 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
74 m² from the EPC lodged in September 2019
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in WD25 8EB
5 sales, median £280,000 (2013–1998)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
12 May 2022Most recent
£555,000
Median price across the last 5 sales in WD25 8EB: £280,000 (2013–1998).
What this page doesn't show
1 potential issue has already been flagged for 2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB. 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 2 Hill Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hill Cottages is a two-bedroom mid-terrace house in Letchmore Heath, Watford, Watford (WD25 8EB). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (September 2019) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump. Other recorded features include a basement. Period features are noted in the property record.
On a £-per-square-foot basis, the last sale (£697/sq ft) was about 177.6% above the typical sold price in the postcode. Last sale on file: £555,000 in May 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2025.
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
- CloakroomYes
- BasementYes
Outside
- Private gardenRear
- GarageDetached
Building
- Heating systemGas
- Period featuresYes
Before you decide
Everything you need to know about 2 Hill Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Sept 2019EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 September 2029
Planning history
Applications and permits filed against 2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB, sourced from the PlanIt planning register.
1 application on record at 2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB
1decisions5documents2nearby
- Aug 2025Tree WorksTreesOutcome in report
T1 CEDAR. Circa 7m high and spreading wide. Fell to stump level .
- Documents
- 5 docs on file
- Reference
- 25/1060/TRC
Unlock 2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB'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
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Grange Lane homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Hill Cottages runs comfortably ahead of the street norm.
Price per m²
£7,500
Street avg £3,315
Floor Area
74 m²
Street avg 83 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 4.7 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
Roundbush Lane — bus stop.
Closest school
1.4 km
Fair Field Junior School. 9 schools nearby.
Nearest schools
- Fair Field Junior SchoolPrimary1.4km
- St John's Church of England Infant and Nursery SchoolPrimary1.9km
- Hertsmere Jewish Primary SchoolPrimary2.2km
- Bushey Meads SchoolSecondary2.3km
Nearest stops
- Roundbush LaneBus stop830m
- Edge Grove SchoolBus stop1.1km
- Kendals CloseBus stop1.2km
- New RoadBus stop1.3km
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 8EB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.8dB
Night-time· 23:00 – 07:00
38.0dB
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 3 Building Survey
Victorian-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£450k
1 Letchmore Cottages, Common Lane, Letchmore Heath
WD25 8EE
2 bed2 bath
£750k
1 Holmes Cottages, Back Lane, Letchmore Heath
WD25 8EN
2 bed
£600k
1 Back Lane, Letchmore Heath
WD25 8EF
1 bed1 bath
£537k
1 Church Cottages, Church Lane, Aldenham
WD25 8BA
1 bed
£624k
1 Landor Cottages, Back Lane, Letchmore Heath
WD25 8EL
3 bed1 bath
£660k
1 Dairy Cottages, Church Lane, Aldenham
WD25 8AL
3 bed
£890k
1 Middle Down, Aldenham
WD25 8BW
3 bed2 bath
£1.5m
1 Holbrook Gardens, Aldenham
WD25 8AB
3 bed2 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 2 Hill Cottages is modelled from its 74 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8EB. 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 2 Hill Cottages. 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 Hill Cottages was lodged in September 2019 at band D and is valid until September 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Hill Cottages. 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 9 schools and 30 stops listed are measured in a straight line from WD25 8EB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Hill Cottages is in council tax band E. 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 2 Hill Cottages, Grange Lane, Letchmore Heath, Watford, WD25 8EB. Each answer is also embedded as structured data for search engines.
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