Model valuation£417,0008 Busby Close
Local market context
13 Butterwick, Watford, WD25 9SD
Extendable1 planning record
Estimated value
£485,000
- Since the 2023 sale (£478,000)+1%
- Against WD25 9SD's recent median (£405,000)+20%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
110 m²
1184 sq ft
Energy rating
D
Score 66
Council tax
Band C
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
£485,000
- Against its 2023 sale (£478,000)+1%
- Against WD25 9SD's recent median (£405,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Butterwick is modelled from its 110 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9SD. 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
110 m² from the EPC lodged in October 2022
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in WD25 9SD
5 sales, median £405,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on 13 Butterwick was the highest on Land Registry record across the postcode.
Sales timeline
25 January 2023Most recent
£478,000
Median price across the last 5 sales in WD25 9SD: £405,000 (2025–2021).
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 13 Butterwick
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Butterwick is a three-bedroom semi-detached house in Watford (WD25 9SD). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2022) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
At 110 m² the property is well over the postcode median (76 m² across 32 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£404/sq ft) was about 50.1% above the typical sold price in the postcode. Most recent transfer: January 2023 at £478,000.
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
Outside
- Private gardenRear
- GarageYes
- Cul-de-sacYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 13 Butterwick
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.
Current Certificate
Oct 2022EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 October 2032
Planning history
Applications and permits filed against 13 Butterwick, Watford, WD25 9SD, sourced from the PlanIt planning register.
13 Butterwick has an approved single-storey rear extension on the planning record.
1 application on record at 13 Butterwick, Watford, WD25 9SD
1decisions1extensions7documents
- May 2024ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6m for which the maximum height would be 3m and for which the height of the eaves would be 3m
- Documents
- 7 docs on file
- Reference
- 24/00324/HPD
Unlock 13 Butterwick, Watford, WD25 9SD'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Butterwick homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 13 Butterwick runs comfortably ahead of the street norm.
Price per m²
£4,345
Street avg £4,310
Floor Area
110 m²
Street avg 80 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.3 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
The Gossamers Shops — bus stop.
Closest school
0.6 km
The Grove Academy. 22 schools nearby.
Nearest schools
- The Grove AcademyPrimary618m
- Parkgate Infants' and Nursery SchoolPrimary1.0km
- Parkgate Junior SchoolPrimary1.3km
- Knutsford Primary AcademyPrimary1.3km
Nearest stops
- The Gossamers ShopsBus stop136m
- The GossamersBus stop223m
- York WayBus stop282m
- Garsmouth WayBus stop313m
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 9SD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.9dB
Night-time· 23:00 – 07:00
51.2dB
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 2 HomeBuyer Report
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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WD25 9TW
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£621k
1 Bucknalls Close
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1 Biddenham Court, First Avenue
WD25 9PT
2 bed1 bath
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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 13 Butterwick is modelled from its 110 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WD25 9SD. 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 13 Butterwick. 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 13 Butterwick was lodged in October 2022 at band D and is valid until October 2032. 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 13 Butterwick. 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 9SD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Butterwick is in council tax band C. 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 13 Butterwick, Watford, WD25 9SD. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 9SDSold prices, values and energy ratings for the postcode
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