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25 Bucknalls Lane, Watford, WD25 9NE

1 planning record

Estimated value

£560,000

  • Since the 2015 sale (£400,000)+40%
  • Against WD25 9NE's recent median (£425,000)+32%

Newest record on this page: May 2025. 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
Bedrooms
3
Bathroom
1
Floor area
97 m²
1044 sq ft
Energy rating
E
Score 40
Council tax
Band E
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

£560,000

  • Against its 2015 sale (£400,000)+40%
  • Against WD25 9NE's recent median (£425,000)+32%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Bucknalls Lane is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9NE. 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

    97 m² from the EPC lodged in November 2014

  • Sales of this home

    1 sale recorded, the latest in 2015

  • Recent sales in WD25 9NE

    5 sales, median £425,000 (2025–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

25 Bucknalls Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 19 July 2015Most recent

    £400,000

Median price across the last 5 sales in WD25 9NE: £425,000 (2025–2017).

Risks

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

Overview

About 25 Bucknalls Lane

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

25 Bucknalls Lane is a three-bedroom semi-detached house in Watford (WD25 9NE). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (November 2014) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. The latest certificate is from November 2014, so improvements made since then won't be reflected. Period features are noted in the property record. Records show the property has been extended at some point in its history.

One planning record on file: a loft conversion approved in 2015. Past consents include a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £560,000 is 40% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 44.4% above the typical sold price in the postcode. Last sold in July 2015, so it's been off the market for around 11 years. At 97 m² it's 23.8% smaller than the typical home in the postcode (127 m² median across 18 EPCs).

Specifications

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

  • Bedrooms3
  • Bathrooms1
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageYes

Building

  • Heating systemGas
  • Period featuresYes
  • Previously extendedYes
Before you decide

Everything you need to know about 25 Bucknalls Lane

The true value, the hidden risks and the full sale history, in one report.

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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.

25 Bucknalls Lane'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 Nov 2024

Current Certificate
Nov 2014

EPC Rating

A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 10 November 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 25 Bucknalls Lane, Watford, WD25 9NE, sourced from the PlanIt planning register.

1 application on record at 25 Bucknalls Lane, Watford, WD25 9NE

1decisions1extensions6documents
  1. Nov 2015
    Loft ConversionOutline
    Outcome in report

    Certificate of Lawfulness Proposed Development: Loft conversion including hip to gable roof alteration and insertion of rear dormer and front rooflights

    Documents
    6 docs on file
    Reference
    15/2025/CLPD
    Full record in report

Unlock 25 Bucknalls Lane, Watford, WD25 9NE's full planning history

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

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full
  • The 6 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Bucknalls Lane homes

Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

25 Bucknalls Lane is notably below the street on epc rating.

Price per m²

£4,124

Street avg £3,634

Above

Floor Area

97 m²

Street avg 125 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

7.0 t/year

Street avg 6.0 t/year

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

Crime

214/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Bucknalls Lane — bus stop.

Closest school

0.3 km

Saint Michael's Catholic High School. 16 schools nearby.

Nearest schools

  • Saint Michael's Catholic High SchoolSecondary349m
  • St Catherine of Siena Catholic Primary SchoolPrimary399m
  • Coates Way JMI and Nursery SchoolPrimary460m
  • Future Academies WatfordSecondary767m

Nearest stops

  • Bucknalls LaneBus stop195m
  • St Michael's RC SchoolBus stop346m
  • Building Research EstablishmentBus stop462m
  • Three Horseshoes PH EastBus stop502m

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 9NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WD25 9NE

Daytime· 07:00 – 23:00

61.0dB

Moderate
Night-time road noise heatmap for WD25 9NE

Night-time· 23:00 – 07:00

55.1dB

Moderate
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

Early 20th centurySemi-Detached BungalowEPC EExtended multiple times (2+ extensions)Solid (non-cavity) walls

Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£531k

1 Cuffley Avenue

WD25 9RB

3 bed
£509k

1 Bovingdon Crescent

WD25 9RA

3 bed2 bath
£488k

1 Falcon Way

WD25 9AA

3 bed1 bath
£484k

1 Felden Close

WD25 9QW

3 bed
£608k

1 Avalon Close

WD25 9TW

4 bed2 bath
£621k

1 Bucknalls Close

WD25 9NB

4 bed2 bath
£472k

1 Coates Way

WD25 9NR

4 bed
£307k

1 Biddenham Court, First Avenue

WD25 9PT

2 bed1 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 25 Bucknalls Lane is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9NE. 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 25 Bucknalls 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 25 Bucknalls Lane was lodged in November 2014 at band E and expired in November 2024, 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. 1 application is matched to 25 Bucknalls 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 16 schools and 30 stops listed are measured in a straight line from WD25 9NE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
25 Bucknalls 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Bucknalls Lane, Watford, WD25 9NE. Each answer is also embedded as structured data for search engines.

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