Model valuation£417,0008 Busby Close
Local market context
8a, Bucknalls Close, Watford, WD25 9NB
5 planning records
Estimated value
£191,000
- Against WD25 9NB's recent median (£200,000)-4%
Newest record on this page: August 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor Ground
Habitable rooms
2
From EPC
Floor area
36 m²
388 sq ft
Energy rating
D
Score 58
Council tax
Band B
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
£191,000
- Against WD25 9NB's recent median (£200,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8a is modelled from its 36 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 9NB. 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 October 2018
Sales of this home
No sale recorded since 1995
Recent sales in WD25 9NB
5 sales, median £200,000 (2022–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 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.
8a 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 9NB: £200,000 (2022–2001).
What this page doesn't show
1 potential issue has already been flagged for 8a, Bucknalls Close, Watford, WD25 9NB. The detail, evidence and what to ask about it are in the Risks Report.
- Environmental risk flaggedIn 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 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8a is a detached house in Watford (WD25 9NB). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1950-1966 and council tax band B. At 36 m² this is the smallest unit on EPC record across the building (36–157 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (58 versus a best of 75). The latest certificate (October 2018) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 71). Main heating runs on electricity.
At 36 m² it sits well below the postcode median (106 m² across 4 EPCs), making it one of the more compact homes locally. 5 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, HMO conversion, change of use to residential and partial demolition, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 8a
The true value, the hidden risks and the full sale history, in one report.
Environmental risk flagged
Pick your report · from £14.99
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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.
Current Certificate
Oct 2018EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 18 October 2028
Planning history
Applications and permits filed against 8a, Bucknalls Close, Watford, WD25 9NB, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
5 applications on record at 8a, Bucknalls Close, Watford, WD25 9NB
5decisions4extensions74documents
Flagged:DemolitionHMO conversionChange of use
- Aug 2012DemolitionFullOutcome in report
Demolition of 8A and 8B Bucknalls Close and erection of front, side and rear extension to Parkview to extend 4 existing flats
Extension- Documents
- 14 docs on file
- Reference
- 12/0900/FUL
- More recent applications — locked
- HMOSept 2014Decision
- HMOApr 2014Decision
+ 2 more applications in the report
Unlock 8a, Bucknalls Close, Watford, WD25 9NB'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
- The 74 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Building Research Establishment — bus stop.
Closest school
0.5 km
Coates Way JMI and Nursery School. 15 schools nearby.
Nearest schools
- Coates Way JMI and Nursery SchoolPrimary477m
- Saint Michael's Catholic High SchoolSecondary546m
- St Catherine of Siena Catholic Primary SchoolPrimary586m
- Mount Pleasant Lane Primary SchoolPrimary746m
Nearest stops
- Building Research EstablishmentBus stop259m
- Bucknalls LaneBus stop397m
- St Michael's RC SchoolBus stop530m
- Three Horseshoes PH EastBus stop648m
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 9NB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
61.3dB
Night-time· 23:00 – 07:00
55.5dB
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
Mid 20th centuryGround Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 8a is modelled from its 36 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WD25 9NB. 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 8a, 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 8a was lodged in October 2018 at band D and is valid until October 2028. 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 8a. 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 15 schools and 30 stops listed are measured in a straight line from WD25 9NB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8a 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 8a, Bucknalls Close, Watford, WD25 9NB. Each answer is also embedded as structured data for search engines.
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