Model valuation£417,0008 Busby Close
Local market context
784a, St Albans Road, Watford, WD25 9FH
Estimated value
£220,000
- Against WD25 9FH's recent median (£292,000)-25%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Habitable rooms
2
From EPC
Floor area
45 m²
484 sq ft
Energy rating
E
Score 40
Council tax
Band C
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
£220,000
- Against WD25 9FH's recent median (£292,000)-25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 784a is modelled from its 45 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 9FH. 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
45 m² from the EPC lodged in May 2017
Sales of this home
No sale recorded since 1995
Recent sales in WD25 9FH
5 sales, median £292,000 (2026–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
784a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WD25 9FH: £292,000 (2026–2019).
Nearby sales in WD25 9FH
Flat 3, 760 St Albans Road, Watford, WD25 9FH
Sold Mar 2026
£292,000770a, St Albans Road, Watford, WD25 9FH
Sold Mar 2025
£398,000796 St Albans Road, Watford, WD25 9FH
Sold Apr 2022
£575,000Flat 4, 760 St Albans Road, Watford, WD25 9FH
Sold Jul 2018
£277,000Summer Vale Court, Flat 1, 750 St Albans Road, Watford, WD25 9FH
Sold Nov 2017
£250,000
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
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About 784a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
784a is a semi-detached house in Watford (WD25 9FH). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (May 2017) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. At 45 m² this is the 2nd smallest of 36 units on EPC record in the building, where floor areas span 38–134 m². The building's EPC ratings span F to B across 36 units on file.
At 45 m² it's 28.7% smaller than the typical home in the postcode (63 m² median across 35 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 784a
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.
784a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
May 2017EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Rented
Certificate validity
Valid until 17 May 2027
Planning history
Applications and permits filed against 784a, St Albans Road, Watford, WD25 9FH, sourced from the PlanIt planning register.
784a 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 St Albans Road homes
Four headline reads against 29 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 784a runs well behind the street norm.
EPC Rating
40 (E)
Street avg 77 (C)
Floor Area
45 m²
Street avg 59 m²
CO₂ Emissions
4.6 t/year
Street avg 1.6 t/year
Habitable Rooms
2 rooms
Street avg 3 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.
Rail-style transport is unusually close for this postcode.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Rochester Drive — bus stop.
Closest school
0.5 km
The Grove Academy. 22 schools nearby.
Nearest schools
- The Grove AcademyPrimary485m
- Parkgate Infants' and Nursery SchoolPrimary1.0km
- St Catherine of Siena Catholic Primary SchoolPrimary1.0km
- Coates Way JMI and Nursery SchoolPrimary1.1km
Nearest stops
- Rochester DriveBus stop59m
- St Albans RoadBus stop169m
- First AvenueBus stop177m
- First AvenueBus stop192m
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 9FH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.3dB
Night-time· 23:00 – 07:00
45.2dB
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 FlatEPC ESolid (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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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 784a is modelled from its 45 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 9FH. 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. No sale is recorded for 784a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 784a was lodged in May 2017 at band E and is valid until May 2027. 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 784a. 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 22 schools and 30 stops listed are measured in a straight line from WD25 9FH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 784a is in council tax band C. 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 784a, St Albans Road, Watford, WD25 9FH. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 9FHSold prices, values and energy ratings for the postcode
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