Model valuation£417,0008 Busby Close
Local market context
71 Bucknalls Lane, Watford, WD25 9NE
5 planning records
Estimated value
£675,000
- Since the 2020 sale (£220,000)+207%
- Against WD25 9NE's recent median (£465,000)+45%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
139 m²
1496 sq ft
Energy rating
D
Score 55
Council tax
Band F
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
£675,000
- Against its 2020 sale (£220,000)+207%
- Against WD25 9NE's recent median (£465,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 71 Bucknalls Lane is modelled from its 139 m² EPC floor area, its 2 recorded sales 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
139 m² from the EPC lodged in June 2026
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in WD25 9NE
5 sales, median £465,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | 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.
71 Bucknalls Lane's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
16 June 2020Most recent
£220,000
-12.0%over 17 years9 June 2003
£250,000
Median price across the last 5 sales in WD25 9NE: £465,000 (2025–2016).
Nearby sales in WD25 9NE
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 71 Bucknalls Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
71 Bucknalls Lane is a detached house in Watford (WD25 9NE). It has a recorded floor area of 139 m² (around 1496 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (June 2026) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 77). This certificate was lodged in the last six months, so the rating reflects current condition.
Across 2003–2020, sale prices on this property compounded at -0.7% per year. Today's modelled estimate of £675,000 sits 206.8% above the 2020 sale of £220,000. On a £-per-square-foot basis, the last sale (£147/sq ft) was about 47.8% below the postcode norm. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 139 m² it's 16% larger than the typical home in the postcode (120 m² median across 18 EPCs). Sold June 2020 for £220,000.
Before you decide
Everything you need to know about 71 Bucknalls Lane
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.
71 Bucknalls Lane's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2026EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 June 2036
Planning history
Applications and permits filed against 71 Bucknalls Lane, Watford, WD25 9NE, sourced from the PlanIt planning register.
71 Bucknalls Lane has been through 4 approved planning applications — a well-evolved property.
5 applications on record at 71 Bucknalls Lane, Watford, WD25 9NE
5decisions2extensions45documents
Flagged:Retrospective
- Nov 2003ExtensionFullOutcome in report
Extension: Single storey
First floor side extension, pitched roof over existing single storey rear extension and erection of detached outbuilding
- Reference
- 03/1396/FUL
- More recent applications — locked
- AmendmentJun 2024Decision
- FullMay 2021Decision
+ 2 more applications in the report
Unlock 71 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 (5 on record)
- All 5 applications on this property in full
- The 45 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bucknalls Lane homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 71 Bucknalls Lane lags the street by a wide margin.
Price per m²
£1,583
Street avg £3,816
Floor Area
139 m²
Street avg 123 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
6.4 t/year
Street avg 6.0 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.
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.
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· 07:00 – 23:00
61.0dB
Night-time· 23:00 – 07:00
55.1dB
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 centuryDetached HouseEPC DExtended 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 £1,155 · 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 71 Bucknalls Lane is modelled from its 139 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 71 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 71 Bucknalls Lane was lodged in June 2026 at band D and is valid until June 2036. 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 71 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
- 71 Bucknalls Lane is in council tax band F. 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 71 Bucknalls Lane, Watford, WD25 9NE. Each answer is also embedded as structured data for search engines.
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