Model valuation£417,0008 Busby Close
Local market context
2 Biddenham Turn, Watford, WD25 9PU
2 planning records
Estimated value
£613,000
- Since the 2016 sale (£455,000)+35%
- Against WD25 9PU's recent median (£540,000)+14%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
101 m²
1087 sq ft
Energy rating
D
Score 55
Council tax
Band E
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
£613,000
- Against its 2016 sale (£455,000)+35%
- Against WD25 9PU's recent median (£540,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Biddenham Turn is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9PU. 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
101 m² from the EPC lodged in June 2015
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in WD25 9PU
5 sales, median £540,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
2 Biddenham Turn valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 November 2016Most recent
£455,000
Median price across the last 5 sales in WD25 9PU: £540,000 (2025–2016).
Nearby sales in WD25 9PU
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
About 2 Biddenham Turn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Biddenham Turn is a four-bedroom semi-detached house in Watford (WD25 9PU). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (June 2015) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from June 2015, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £613,000 is 34.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 55.2% above the typical sold price in the postcode. 10 years since the last transfer (November 2016).
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 2 Biddenham Turn
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Jun 2025
Current Certificate
Jun 2015EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 June 2025
Planning history
Applications and permits filed against 2 Biddenham Turn, Watford, WD25 9PU, sourced from the PlanIt planning register.
2 Biddenham Turn has an approved single-storey rear extension on the planning record.
2 applications on record at 2 Biddenham Turn, Watford, WD25 9PU
2decisions1extensions24documents
- Feb 2017OutbuildingAmendmentOutcome in report
Lawful Development Certificate for erection of an outbuilding in the rear garden to be used as a gym and for general household goods.
- Documents
- 10 docs on file
- Reference
- 17/00117/LDC
- More recent applications — locked
- ExtensionMar 2017Decision
Unlock 2 Biddenham Turn, Watford, WD25 9PU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Biddenham Turn homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Biddenham Turn runs well behind the street norm.
Price per m²
£4,505
Street avg £3,976
Floor Area
101 m²
Street avg 104 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.7 t/year
Street avg 4.4 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.
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
First Avenue — bus stop.
Closest school
0.4 km
The Grove Academy. 22 schools nearby.
Nearest schools
- The Grove AcademyPrimary382m
- Parkgate Infants' and Nursery SchoolPrimary909m
- Coates Way JMI and Nursery SchoolPrimary1.1km
- St Catherine of Siena Catholic Primary SchoolPrimary1.1km
Nearest stops
- First AvenueBus stop141m
- Rochester DriveBus stop157m
- First AvenueBus stop160m
- St Albans RoadBus stop213m
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 9PU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
44.9dB
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
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Mid 20th centurySemi-Detached HouseEPC D
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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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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 2 Biddenham Turn is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9PU. 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 2 Biddenham Turn. 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 2 Biddenham Turn was lodged in June 2015 at band D and expired in June 2025, 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. 2 applications are matched to 2 Biddenham Turn. 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 9PU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Biddenham Turn 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Biddenham Turn, Watford, WD25 9PU. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 9PUSold prices, values and energy ratings for the postcode
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