Model valuation£417,0008 Busby Close
Local market context
11b, Eastlea Avenue, Watford, WD25 9DG
7 sales on record
Estimated value
£201,000
- Since the 2014 sale (£155,000)+30%
- Against WD25 9DG's recent median (£560,000)-64%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Bedroom
1
Floor area
36 m²
385 sq ft
Energy rating
D
Score 65
Council tax
Band B
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
£201,000
- Against its 2014 sale (£155,000)+30%
- Against WD25 9DG's recent median (£560,000)-64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11b is modelled from its 36 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in WD25 9DG. 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
36 m² from the EPC lodged in January 2012
Sales of this home
7 sales recorded, the latest in 2014
Recent sales in WD25 9DG
5 sales, median £560,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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 11b has grown more than fourfold since the 1996 starting point.
Sales timeline
31 August 2014Most recent
£155,000
+24.7%over 2 years9 August 2012
£124,250
+5.7%over 6 years25 September 2005
£117,500
+32.0%over 3 years9 July 2002
£89,000
+29.0%over 1 year2 February 2001
£69,000
+72.5%over 2 years30 April 1998
£40,000
+5.3%over 1 year19 May 1996
£38,000
Median price across the last 5 sales in WD25 9DG: £560,000 (2025–2024).
Nearby sales in WD25 9DG
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 11b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11b is a one-bedroom semi-detached house in Watford (WD25 9DG). It has a recorded floor area of 36 m² (around 385 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (January 2012) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from January 2012, so improvements made since then won't be reflected. Other recorded features include a loft.
At 36 m² it sits well below the postcode median (92 m² across 40 EPCs), making it one of the more compact homes locally. 12 years since the last transfer (August 2014). Across the public record there are 7 sales, relatively high churn for a single property. Across 1996–2014, sale prices on this property compounded at 8% per year. Today's modelled estimate of £201,000 is 29.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£403/sq ft) was about 35.1% above the typical sold price in the postcode.
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
- Bedrooms1
- EnsuiteYes
- LoftYes
Outside
- Private gardenYes
- ParkingAllocated
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 11b
The true value, the hidden risks and the full sale history, in one report.
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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.
11b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Jan 2022
Current Certificate
Jan 2012EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 January 2022
Planning history
Applications and permits filed against 11b, Eastlea Avenue, Watford, WD25 9DG, sourced from the PlanIt planning register.
11b has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Eastlea Avenue homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 11b runs well behind the street norm.
Price per m²
£4,333
Street avg £3,883
Floor Area
36 m²
Street avg 44 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.5 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.
Rail-style transport is unusually close for this postcode.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Widgeon Way — bus stop.
Closest school
1.0 km
The Grove Academy. 24 schools nearby.
Nearest schools
- The Grove AcademyPrimary978m
- Knutsford Primary AcademyPrimary1.0km
- Parkgate Infants' and Nursery SchoolPrimary1.1km
- Parkgate Junior SchoolPrimary1.2km
Nearest stops
- Widgeon WayBus stop202m
- Douglas AvenueBus stop329m
- Garsmouth WayBus stop372m
- The Gossamers ShopsBus stop513m
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 9DG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.2dB
Night-time· 23:00 – 07:00
52.5dB
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
Early 20th century1st Floor MaisonetteEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£307k
1 Biddenham Court, First Avenue
WD25 9PT
2 bed1 bath
£171k
1 Bowmans Green
WD25 9UP
£484k
1 Felden Close
WD25 9QW
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£488k
1 Falcon Way
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3 bed1 bath
£249k
1 Butterwick
WD25 9SD
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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 11b is modelled from its 36 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in WD25 9DG. 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. 7 sales are recorded for 11b. 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 11b was lodged in January 2012 at band D and expired in January 2022, 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. None is matched to 11b. 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 24 schools and 30 stops listed are measured in a straight line from WD25 9DG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11b is in council tax band B. 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 11b, Eastlea Avenue, Watford, WD25 9DG. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 9DGSold prices, values and energy ratings for the postcode
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- 11b, Eastlea Avenue, Watford valuationHow the estimate is built and what moves it
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