Model valuation£417,0008 Busby Close
Local market context
2 Back Lane, Letchmore Heath, Watford, WD25 8EF
6 sales on record6 planning records
Estimated value
£570,000
- Since the 2021 sale (£512,500)+11%
- Against WD25 8EF's recent median (£700,000)-19%
Newest record on this page: December 2023. 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
65 m²
700 sq ft
Energy rating
D
Score 56
Council tax
Band E
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
£570,000
- Against its 2021 sale (£512,500)+11%
- Against WD25 8EF's recent median (£700,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Back Lane is modelled from its 65 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD25 8EF. 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
65 m² from the EPC lodged in March 2014
Sales of this home
6 sales recorded, the latest in 2021
Recent sales in WD25 8EF
5 sales, median £700,000 (2023–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
Price for 2 Back Lane has grown more than fourfold since the 1997 starting point.
Sales timeline
10 June 2021Most recent
£512,500
+105.0%over 18 years25 November 2002
£250,000
+212.5%over 1 year10 January 2001
£80,000
-54.9%over 9 months6 April 2000
£177,500
+18.3%over 1 year9 July 1998
£150,000
+20.0%over 1 year19 May 1997
£125,000
Median price across the last 5 sales in WD25 8EF: £700,000 (2023–2016).
Nearby sales in WD25 8EF
3 Back Lane, Letchmore Heath, Watford, WD25 8EF
Sold Dec 2023
£373,000Jasmine Cottage, Back Lane, Letchmore Heath, Watford, WD25 8EF
Sold May 2022
£1,041,311Taverners, Back Lane, Letchmore Heath, Watford, WD25 8EF
Sold Nov 2019
£700,000Triangle Cottage, Back Lane, Letchmore Heath, Watford, WD25 8EF
Sold Jul 2017
£1,370,000Rose Cottage, Back Lane, Letchmore Heath, Watford, WD25 8EF
Sold Sept 2016
£650,000
What this page doesn't show
1 potential issue has already been flagged for 2 Back Lane, Letchmore Heath, Watford, WD25 8EF. 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 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Back Lane is a two-bedroom mid-terrace house in Letchmore Heath, Watford, Watford (WD25 8EF). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (March 2014) shows a D (score 56), a step below the typical UK home. Earlier certificates rated it C (October 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from March 2014, so improvements made since then won't be reflected. Other recorded features include a conservatory. Period features are noted in the property record.
6 planning records sit against the property, 3 approved, 3 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Sold June 2021 for £512,500. Across the public record there are 6 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1997–2021, sale prices on this property compounded at 6% per year. Today's modelled estimate of £570,000 is 11.2% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£733/sq ft) was about 91.7% above the typical sold price in the postcode. At 65 m² it's 29.3% smaller than the typical home in the postcode (92 m² median across 3 EPCs).
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
- ConservatoryYes
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 2 Back Lane
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Mar 2024
Current Certificate(1 of 2)
Mar 2014
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Expired on 27 March 2024
Property Improvements
Changes detected from historical EPC data
Mar 2014from Oct 2009
EPC improved fromC71toD56
Low Energy Lighting
0%83%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Back Lane, Letchmore Heath, Watford, WD25 8EF, sourced from the PlanIt planning register.
A a conservatory application was refused at 2 Back Lane in 2022.
6 applications on record at 2 Back Lane, Letchmore Heath, Watford, WD25 8EF
6decisions5extensions67documents2nearby
Flagged:DemolitionListed building
- Jan 2014HeritageOutcome in report
Strip existing roof & re-tile (Application for Listed Building Consent)
Listed- Documents
- 10 docs on file
- Reference
- 13/2312/LBC
- More recent applications — locked
- DemolitionDec 2022Decision
- DemolitionDec 2022Decision
+ 3 more applications in the report
Unlock 2 Back Lane, Letchmore Heath, Watford, WD25 8EF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 2 notable nearby
- The 67 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Back Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 2 Back Lane stands well clear of the street.
EPC Rating
56 (D)
Street avg 59 (D)
Floor Area
65 m²
Street avg 110 m²
CO₂ Emissions
3.7 t/year
Street avg 4.8 t/year
Habitable Rooms
2 rooms
Street avg 5 rooms
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
1.0 km
Roundbush Lane — bus stop.
Closest school
1.5 km
Fair Field Junior School. 9 schools nearby.
Nearest schools
- Fair Field Junior SchoolPrimary1.5km
- St John's Church of England Infant and Nursery SchoolPrimary1.8km
- Hertsmere Jewish Primary SchoolPrimary2.0km
- Bushey Meads SchoolSecondary2.3km
Nearest stops
- Roundbush LaneBus stop951m
- 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 8EF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
37.4dB
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
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2 bed2 bath
£750k
1 Holmes Cottages, Back Lane, Letchmore Heath
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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 Back Lane is modelled from its 65 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in WD25 8EF. 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. 6 sales are recorded for 2 Back Lane. 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 Back Lane was lodged in March 2014 at band D and expired in March 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 2 Back Lane. 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 8EF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Back Lane 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 Back Lane, Letchmore Heath, Watford, WD25 8EF. Each answer is also embedded as structured data for search engines.
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