Living in WD25, Watford
What the open data says about house prices, schools, crime and flood risk around WD25 in Watford. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Watford: £396,385, up 2.8% on a year ago (2026-06). The wider East of England average is £338,707.
What actually sold around WD25
101 recorded home sales on the streets around central WD25 in the last 2 years, with a median of £445,000 and a range from £97,000 to £825,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 22 CODICOTE DRIVE, WD25 9QT | terraced | £563,000 | 2026-06-19 |
| 9 MIDSUMMER LODGE, 22 SHEEPCOT LANE, WD25 0AF | flat-maisonette | £310,000 | 2026-05-28 |
| 5 BEKEN COURT, WD25 9PG | flat-maisonette | £120,000 | 2026-05-12 |
| 22 FELDEN CLOSE, WD25 9QW | terraced | £420,000 | 2026-05-01 |
| 16 GARSTON CRESCENT, WD25 0LD | semi-detached | £630,000 | 2026-04-30 |
| 1 ROCHESTER DRIVE, WD25 9BJ | flat-maisonette | £207,000 | 2026-04-28 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
54 schools within 3 miles , of which 95% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Parmiter's School | Secondary | Outstanding | 1.1 mi |
| Nascot Wood Junior School | Primary | Outstanding | 1.5 mi |
| Holy Rood Catholic Primary School | Primary | Outstanding | 1.7 mi |
| Watford Grammar School for Girls | Secondary | Outstanding | 2.5 mi |
| Watford Grammar School for Boys | Secondary | Outstanding | 2.5 mi |
| Kingsway Junior School | Primary | Good | 0.8 mi |
36 state primary and 7 state secondary schools within range, plus 6 fee-paying schools.
Private schools
6 fee-paying schools within 3 miles: Edge Grove School, Gurukula - The Hare Krishna Primary School, Longwood School, Stanborough Primary School, Stanborough Secondary School, The Purcell School.
All 6 fee-paying schools near WD25, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 22.6% |
| Associate professional and technical | 13.9% |
| Administrative and secretarial | 12.9% |
| Managers, directors and senior officials | 12.0% |
| Skilled trades | 10.2% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
313 crimes recorded within roughly a mile of central WD25 in 2026-06, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 9 of 10 on the Index of Multiple Deprivation (least deprived nationally), based on Watford's figures.
Common questions about WD25
What is the average house price in WD25?
The average sold price in Watford is £396,385 as of 2026-06, according to the UK House Price Index.
Are house prices rising in WD25?
Prices in Watford are up 2.8% on a year ago (UK House Price Index).
What do houses actually sell for in WD25?
The median of 101 recorded sales around central WD25 in the last 2 years is £445,000, ranging from £97,000 to £825,000 (HM Land Registry Price Paid Data).
Are the schools good in WD25?
54 schools sit within 3 miles of central WD25, and 95% are rated Outstanding or Good by Ofsted.
How much crime is there in WD25?
313 crimes were recorded within roughly a mile of central WD25 in 2026-06, most commonly violent crime (Police.uk).
Is WD25 at risk of flooding?
Central WD25 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is WD25 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 95% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £445,000; the area sits in decile 9 of 10 on the Index of Multiple Deprivation; 313 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is WD25 safe?
313 crimes were recorded within roughly a mile of central WD25 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? WD25 or WD24, WD25 or WD5, WD25 or WD17.
Want the full picture for a specific property?
This page covers WD25 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.