Model valuation£417,0008 Busby Close
Local market context
The Old Bakery, Grange Lane, Letchmore Heath, Watford, WD25 8EB
3 sales on record5 planning records
Estimated value
£828,000
- Since the 2013 sale (£610,000)+36%
- Against WD25 8EB's recent median (£173,375)+378%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
140 m²
1507 sq ft
Energy rating
E
Score 50
Council tax
Band A
Tenure
Private Rental
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
£828,000
- Against its 2013 sale (£610,000)+36%
- Against WD25 8EB's recent median (£173,375)+378%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Old Bakery is modelled from its 140 m² EPC floor area, its 3 recorded sales 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
140 m² from the EPC lodged in May 2023
Sales of this home
3 sales recorded, the latest in 2013
Recent sales in WD25 8EB
4 sales, median £173,375 (2022–1996)
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 of 5 applications | 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 Old Bakery has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
29 April 2013Most recent
£610,000
+59.2%over 6 years17 August 2006
£383,100
+36.8%over 6 years25 February 2000
£280,000
Median price across the last 4 sales in WD25 8EB: £173,375 (2022–1996).
What this page doesn't show
1 potential issue has already been flagged for The Old Bakery, 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 The Old Bakery
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Old Bakery is a mid-terrace house in Letchmore Heath, Watford, Watford (WD25 8EB). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (May 2023) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump.
At 140 m² the property is well over the postcode median (69 m² across 4 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). 5 planning records sit against the property, 3 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. Across 2000–2013, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £828,000 is 35.7% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£405/sq ft) was about 56% above the typical sold price in the postcode. Last sold in April 2013, so it's been off the market for around 13 years.
Before you decide
Everything you need to know about The Old Bakery
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.
The Old Bakery's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2023EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.3 t/year
Occupancy
Rented
Certificate validity
Valid until 20 May 2033
Planning history
Applications and permits filed against The Old Bakery, Grange Lane, Letchmore Heath, Watford, WD25 8EB, sourced from the PlanIt planning register.
5 applications on record at The Old Bakery, Grange Lane, Letchmore Heath, Watford, WD25 8EB
5decisions19documents2nearby
- Jun 2013RenovationFullOutcome in report
Internal works, proposed new & replacement windows. (Amended Plans received 3/6/13).
New Windows- Documents
- 10 docs on file
- Reference
- TP/13/0983
- More recent applications — locked
- RenovationApr 2025Decision
- AmendmentSept 2013Decision
+ 2 more applications in the report
Unlock The Old Bakery, 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 (5 on record)
- All 5 applications on this property in full, plus 2 notable nearby
- The 19 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.
The Old Bakery outperforms the street on floor area by a wide margin.
Price per m²
£4,357
Street avg £4,362
Floor Area
140 m²
Street avg 66 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
9.3 t/year
Street avg 3.2 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 EPre-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 £1,360 · Includes VAT
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
£907k
1 Palomino Place, Aldenham
WD25 8FB
£750k
1 Holmes Cottages, Back Lane, Letchmore Heath
WD25 8EN
2 bed
£969k
1 Broadfield Way, Aldenham
WD25 8DZ
£660k
1 Dairy Cottages, Church Lane, Aldenham
WD25 8AL
3 bed
£624k
1 Landor Cottages, Back Lane, Letchmore Heath
WD25 8EL
3 bed1 bath
£1.1m
1 Church Farm Cottages, Church Lane, Aldenham
WD25 8NA
5 bed
£605k
1 Otterspool Farm Cottages, Otterspool Lane
WD25 8AX
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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 The Old Bakery is modelled from its 140 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for The Old Bakery. 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 The Old Bakery was lodged in May 2023 at band E and is valid until May 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to The Old Bakery. 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
- The Old Bakery is in council tax band A. 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 The Old Bakery, Grange Lane, Letchmore Heath, Watford, WD25 8EB. Each answer is also embedded as structured data for search engines.
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