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Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE

13 planning records

Estimated value

£1,291,000

  • Since the 2016 sale (£1,295,000)0%
  • Against WD25 8EE's recent median (£1,150,000)+12%

Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
10
From EPC
Floor area
233 m²
2508 sq ft
Energy rating
D
Score 67
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

£1,291,000

  • Against its 2016 sale (£1,295,000)0%
  • Against WD25 8EE's recent median (£1,150,000)+12%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Primrose Cottage is modelled from its 233 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8EE. 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

    233 m² from the EPC lodged in December 2015

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in WD25 8EE

    5 sales, median £1,150,000 (2022–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 13 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.

Primrose Cottage valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 3 August 2016Most recent

    £1,295,000

Median price across the last 5 sales in WD25 8EE: £1,150,000 (2022–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE. 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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Overview

About Primrose Cottage

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

Primrose Cottage is a semi-detached house in Letchmore Heath, Watford, Watford (WD25 8EE). It has a recorded floor area of 233 m² (around 2508 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2015) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from December 2015, so improvements made since then won't be reflected.

At 233 m² the property is well over the postcode median (86 m² across 4 EPCs), placing it in the larger end of the local stock. 13 planning records sit against the property, 5 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£516/sq ft) was about 30.4% below the postcode norm. 10 years since the last transfer (August 2016).

Before you decide

Everything you need to know about Primrose 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.

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

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 10 Dec 2025

Current Certificate
Dec 2015

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
7.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 10 December 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE, sourced from the PlanIt planning register.

Primrose Cottage has 2 separate extension applications on the council record.

13 applications on record at Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE

9decisions4extensions92documents2nearby
Flagged:Retrospective
  1. Nov 2005
    Tree WorksTrees
    Outcome in report

    YEW TREE - Remove

    Reference
    TRC/2005/245
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. RenovationDecision

+ 10 more applications in the report

Unlock Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE's full planning history

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

  • Every decision — granted, refused or withdrawn (9 on record)
  • All 13 applications on this property in full, plus 2 notable nearby
  • The 92 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Common 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 Primrose Cottage lags the street by a wide margin.

Price per m²

£5,558

Street avg £7,534

Strongly below

Floor Area

233 m²

Street avg 94 m²

Strongly above

Habitable Rooms

10 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

7.8 t/year

Street avg 4.1 t/year

Strongly below
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

0.9 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 SchoolPrimary1.8km
  • Hertsmere Jewish Primary SchoolPrimary2.1km
  • Bushey Meads SchoolSecondary2.3km

Nearest stops

  • Roundbush LaneBus stop862m
  • Edge Grove SchoolBus stop1.1km
  • Kendals CloseBus stop1.1km
  • 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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WD25 8EE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 8EE

Daytime· 07:00 – 23:00

44.4dB

Low
Night-time road noise heatmap for WD25 8EE

Night-time· 23:00 – 07:00

37.7dB

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-eraSemi-Detached 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 £1,645 · 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.
£1.4m

1 6 Almshouses, Summerhouse Lane, Aldenham

WD25 8DU

£1.2m

1 Morgan Gardens, Aldenham

WD25 8BF

£1.1m

1 Church Farm Way, Aldenham

WD25 8BD

£1.5m

1 Holbrook Gardens, Aldenham

WD25 8AB

3 bed2 bath
£1.1m

1 Church Farm Cottages, Church Lane, Aldenham

WD25 8NA

5 bed
£969k

1 Broadfield Way, Aldenham

WD25 8DZ

£907k

1 Palomino Place, Aldenham

WD25 8FB

£890k

1 Middle Down, Aldenham

WD25 8BW

3 bed2 bath

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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 Primrose Cottage is modelled from its 233 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 8EE. 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 Primrose 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 Primrose Cottage was lodged in December 2015 at band D and expired in December 2025, 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. 13 applications are matched to Primrose 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 9 schools and 30 stops listed are measured in a straight line from WD25 8EE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Primrose Cottage, Common Lane, Letchmore Heath, Watford, WD25 8EE. Each answer is also embedded as structured data for search engines.

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