Model valuation£417,0008 Busby Close
Local market context
13 Beken Court, First Avenue, Watford, WD25 9PG
Property type
End terrace
Floor 2nd
Habitable rooms
3
From EPC
Floor area
59 m²
635 sq ft
Energy rating
C
Score 74
Council tax
Band D
Tenure
Owner Occupied
About 13 Beken Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Beken Court is an end-of-terrace house in Watford (WD25 9PG). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1983-1990 and council tax band D. At 59 m² this is the 35th smallest of 55 units on EPC record in the building, where floor areas span 45–75 m². The building's EPC ratings span E to B across 55 units on file. The latest certificate (January 2014) shows a C (score 74). Main heating runs on electricity. The latest certificate is from January 2014, so improvements made since then won't be reflected.
Today's modelled estimate of £137,000 is 14.4% below the 2014 sale of £160,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On the market in May 2014 and unlisted since — roughly 12 years.
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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.
13 Beken Court'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This certificate is over 10 years old and is no longer valid.Expired 25 Jan 2024
Current Certificate
Jan 2014EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 January 2024
Get a survey for this property
Level 3 Building Survey
Late 20th century2nd Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 13 Beken Court, First Avenue, Watford, WD25 9PG, sourced from the PlanIt planning register.
13 Beken Court has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate
See how we calculated this£137,000
Modelled from EPC, postcode comparables.
Last sold (2014)
£160,000
Recorded with HM Land Registry.
Sales timeline
13 May 2014Most recent
£160,000
Median price across the last 5 sales in WD25 9PG: £112,000 (2026–2024).
Nearby sales in WD25 9PG
5 Beken Court, First Avenue, Watford, WD25 9PG
Sold May 2026
£120,00039 Beken Court, First Avenue, Watford, WD25 9PG
Sold Oct 2025
£110,00016 Beken Court, First Avenue, Watford, WD25 9PG
Sold Jun 2025
£125,00012 Beken Court, First Avenue, Watford, WD25 9PG
Sold Nov 2024
£110,00043 Beken Court, First Avenue, Watford, WD25 9PG
Sold Oct 2024
£112,000
Versus other Beken Court homes
Four headline reads against 54 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 13 Beken Court runs comfortably ahead of the street norm.
Price per m²
£2,712
Street avg £2,586
Floor Area
59 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.0 t/year
Street avg 2.7 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£151k
1 Beken Court, First Avenue
WD25 9PG
2 bed1 bath
£171k
1 Bowmans Green
WD25 9UP
£225k
1 Edridge Court, Ley Farm Close
WD25 9BN
1 bed1 bath
£249k
1 Butterwick
WD25 9SD
£256k
1 Edward Amey Close
WD25 9PD
£263k
1 Fairfolds
WD25 9UN
£282k
1 Da Vinci Court, Cezanne Road
WD25 9BF
2 bed2 bath
£307k
1 Biddenham Court, First Avenue
WD25 9PT
2 bed1 bath
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
0.0 km
First Avenue — bus stop.
Closest school
0.4 km
The Grove Academy. 23 schools nearby.
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 9PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
44.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 13 Beken Court, First Avenue, Watford, WD25 9PG. Each answer is also embedded as structured data for search engines.