120, Byewaters, WD18 8WJ

120 Byewaters is a 97 m² / 1,044 sq ft flat in Watford. It sold for £330,000 in May 2019. Indexed forward to today's value, that sale is roughly £333k. Recent local prices imply a broad valuation context of £482k to £657k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
May 2019 £330,000 5.2% 3.6%
Dec 2013 £249,995 * 2.7% 0.5%
Nov 1999 New build New £171,995 na na

*This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.

Internal area
97 square metres (1,044 square feet) according to latest EPC inspection
Price per internal area

This property sold for £3,402 per square metre (£316 per square foot) in May 2019. Indexed forward to today's value, this is roughly £3,431 per square metre (£319 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
May 2019 £330,000 £3,402 £332,777 £3,431
Dec 2013 £249,995 £2,577 £346,477 £3,572
Nov 1999 £171,995 £1,773 £378,398 £3,901

Calculated using the latest EPC internal area of 97 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £332,777. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Watford are now selling for between £4,970 and £6,770 per square metre (£461 and £628 per square foot). Based on an internal area of 97 m², this implies a valuation between £482,000 and £657,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
2
Type
Flat
Council tax band
E
EPC Inspections
Summary:
24 October 2012 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
3rd floor flat on the top floor in an apartment block with 1 storeys , has 4 habitable rooms. Estimated year built 1991 to 1995
Area:
97 sqm (1,044 square foot) total internal area
Comments:
Walls: Timber frame, as built, insulated (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
Frequently asked questions

120 Byewaters is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £332,777.
  • Based on an internal area of 97 m² and recent prices in Watford, this implies a lower and upper quartile range from £482,000 to £657,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 120 Byewaters last sold for £330,000 in May 2019.

HouseMetric shows 120 Byewaters as 97 m² (1,044 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 24 October 2012. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 120 Byewaters was in council tax band E. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

120 Byewaters is in postcode WD18 8WJ, in Watford. You can also view HouseMetric's sold-price page for Byewaters, WD18 8WJ or analysis of the Watford property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.