Local market reports › WD area › WD25 › WD25 9
Garston market report WD25 9, Watford
The standing WD25 9 (Garston) property market report, rebuilt from the full public record every month. The raw material for this page is 4,851 HM Land Registry entries for WD25 9 (Watford), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 31 registered 2026 sales put the WD25 9 (Watford) median at £400,000, down 7% on five years earlier, with a mean of £413,400, and by floor area homes here have averaged about £5,040 per square metre over the last five years. Everything rests on 4,851 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like WD25 9 is a single group of streets within WD25 (Watford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where WD25 9 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's WD25 9 prices, from the sold record
Across 31 registered 2026 sales, the typical (median) WD25 9 home went for £400,000. The mean is £413,400, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in WD25 9
Per square metre, WD25 9 homes have averaged around £5,040 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, WD25 9 sits 40% above the national market.
A typical WD25 9 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £400,000 | £400,000 | 31 |
| 2025 | £451,000 | £461,785 | 100 |
| 2024 | £440,000 | £467,810 | 112 |
| 2023 | £465,500 | £511,471 | 90 |
| 2022 | £442,000 | £518,295 | 123 |
| 2021 | £430,000 | £544,435 | 119 |
| 2020 | £394,000 | £511,223 | 142 |
| 2019 | £373,500 | £489,569 | 147 |
| 2018 | £350,000 | £466,557 | 107 |
| 2017 | £365,000 | £497,823 | 122 |
| 2016 | £312,000 | £436,491 | 161 |
| 2015 | £300,000 | £423,900 | 164 |
| 2014 | £250,000 | £354,669 | 180 |
| 2013 | £225,000 | £323,753 | 114 |
| 2012 | £206,000 | £303,206 | 205 |
| 2011 | £216,000 | £326,077 | 147 |
| 2010 | £205,000 | £321,493 | 159 |
| 2009 | £220,000 | £353,652 | 125 |
| 2008 | £241,000 | £395,050 | 132 |
| 2007 | £225,000 | £381,663 | 168 |
| 2006 | £201,500 | £349,778 | 200 |
| 2005 | £191,000 | £339,903 | 185 |
| 2004 | £181,200 | £329,095 | 214 |
| 2003 | £183,500 | £338,051 | 209 |
| 2002 | £149,000 | £280,342 | 197 |
| 2001 | £125,400 | £241,075 | 220 |
| 2000 | £117,800 | £231,183 | 176 |
| 1999 | £93,000 | £185,344 | 179 |
| 1998 | £77,400 | £156,237 | 149 |
| 1997 | £74,000 | £151,759 | 187 |
| 1996 | £65,000 | £137,082 | 157 |
| 1995 | £64,000 | £139,126 | 130 |
In cash terms the typical WD25 9 home went from £64,000 in 1995 to £400,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 188%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 27% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the WD25 9 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+26.7% on the year before); the weakest, 2026 (−11.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.3% | −13.4% |
| 5 years (since 2021) | −1.4% | −6.0% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.5% | +0.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
WD25 9 recorded 31 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 196 sales a year before the financial crisis and 91 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of WD25 9
WD25 9 falls under Watford, where the ONS puts the average private rent at £1,814 a month (May 2026 figures). The spread runs from £1,256 a month for a typical one-bed to £2,634 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Watford
ONS Price Index of Private Rents, May 2026.
Set against the £400,000 median sold price, £1,814 a month is £21,768 a year, a gross yield of 5.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the WD25 9 market
Only 31 sales completed here in the last twelve months of data, which makes WD25 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within WD25, this sector trades 20% below the district median: one of its district's cheaper corners.
Common questions on WD25 9 (Garston)
Are property prices falling in WD25 9 (Garston)?
Is WD25 9 (Garston) a good place to buy a house?
How much did a house sell for in WD25 9 (Garston)?
Will WD25 9 prices rise from here?
The record answers a different question than "what happens next": the median is down 7% over five years in cash but down 27% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in WD25 today
Turning to what is actually available: 42 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole WD25 district, not just WD25 9: live asking prices are collected per district.
19% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Edward Amey Close, Watford, WD25
- Stables End, Aldenham, Watford, Hertfordshire
- Hilfield Lane, Aldenham, Hertfordshire
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every WD25 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: WD prices by size
Real sold prices by size across the WD area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £570,000 | £809,500 (+42%) | £1,120,000 (+38%) | £1,514,000 (+35%) |
| Semi-detached | £412,500 | £497,250 (+21%) | £585,000 (+18%) | £760,000 (+30%) | £975,000 (+28%) |
| Terraced | £380,000 | £425,000 (+12%) | £507,750 (+19%) | £624,750 (+23%) | £845,000 (+35%) |
| Flat | £250,000 | £355,000 (+42%) | £572,500 (+61%) | £1,000,000 (+75%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the WD area is the point: the same five years treated these districts very differently.
Winners and losers across the WD area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in WD25
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of WD25, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WD25 0 | £500,000 | 29 |
| WD25 7 | £517,500 | 24 |
| WD25 8 | £900,500 | 8 |
Zoom out to the full WD25 district report for the type split, monthly volumes and how WD25 compares with its neighbours.
Before you sell in WD25 9: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WD25 9, use the average prices map for a rough value: zoom from WD25 9's shading down to the sold homes on your own street. The figures above are every recorded WD25 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim WD25 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to WD25 9. Free after a one click sign in.
The live map plots every individual WD25 9 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.