The Meadows, Watford
House prices, sold prices and local information for WD25 9AH.
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At a glance
11 property sales on The Meadows, Watford have been recorded by HM Land Registry since 2016. The most recent sale was on 25 Nov 2024. Most sales here are terraced homes, which have sold for an average of £455,750. Average sale prices rose from £297,750 in 2016 to £347,500 in 2024 (+17%), though averages on a single street can swing with the mix of homes sold. 1 home here has sold more than once since 2016; 0 of them sold for more the second time. By property type, sales here have been 55% terraced, 36% flat, 9% semi-detached. Recorded sale prices on The Meadows range from £168,250 to £510,000. 62% of homes sold here were freehold and 38% leasehold.
House prices on The Meadows compared
Average sale price over the last 12 months. The Meadows has had fewer than two sales in that time, so it is left out. See all WD25 house prices.
Average sale price by year
Tenure: 62% freehold and 38% leasehold across 13 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Terraced | 6 | £455,750 | 25 Nov 2024 |
| Flat | 4 | £239,563 | 3 May 2024 |
| Semi-detached | 1 | £510,000 | 17 Jan 2022 |
Sold prices on The Meadows
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 7, The Meadows WD25 9AH | 25 Nov 2024 | £445,000 | Terraced | Freehold |
| 26, The Meadows WD25 9AH | 3 May 2024 | £250,000 | Flat | Leasehold |
| 7, The Meadows WD25 9AH | 28 Nov 2023 | £490,000 | Terraced | Freehold |
| 1, The Meadows WD25 9AH | 17 Jan 2022 | £510,000 | Semi-detached | Freehold |
| 13, The Meadows WD25 9AH | 27 Jul 2021 | £455,000 | Terraced | Freehold |
| 18, The Meadows WD25 9AH | 12 Jul 2021 | £472,000 | Terraced | Freehold |
| 5, The Meadows WD25 9AH | 20 Sep 2019 | £477,500 | Terraced | Freehold |
| 17, The Meadows WD25 9AH | 16 Jun 2017 | £435,000 | Terraced | Freehold |
| 25, The Meadows WD25 9AH | 5 May 2017 | £265,000 | Flat | Leasehold |
| 23, The Meadows WD25 9AH | 10 Mar 2017 | £270,000 | Flat | Leasehold |
| 24, The Meadows WD25 9AH | 14 Oct 2016 | £275,000 | Flat | Leasehold |
| 6, The Meadows WD25 9AH | 27 Jun 2016 | £450,000 | Terraced | Freehold |
| 33, The Meadows WD25 9AH | 27 May 2016 | £168,250 | Flat | Leasehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 7, The Meadows | £490,000 (Nov 2023) → £445,000 (Nov 2024) | -9% over under a year |
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Crime and flood risk near The Meadows
Crime
280 crimes were reported within about a mile of The Meadows in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 70% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Anti-social behaviour | 90 |
| Violence & sexual offences | 75 |
| Other theft | 29 |
| Shoplifting | 26 |
| Vehicle crime | 16 |
| Criminal damage & arson | 14 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
The Meadows is in or near 2 Environment Agency flood areas:
- Middle River Colne Flood alert area
- River Colne at Watford Flood warning area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near The Meadows
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| The Grove Academy 473 pupils | Primary | 3–11 | Report | 0.1 mi |
| Parkgate Infants' and Nursery School 202 pupils | Primary | 3–7 | Report | 0.3 mi |
| Parkgate Junior School 236 pupils | Primary | 7–11 | Report | 0.6 mi |
| Stanborough Primary School 64 pupils | Other independent school | 2–11 | Report | 0.6 mi |
| Stanborough Secondary School 50 pupils | Other independent school Seventh Day Adventist | 11–18 | Report | 0.6 mi |
| Knutsford Primary Academy 438 pupils | Primary | 3–11 | Good Report | 0.7 mi |
| Kingswood Nursery School 76 pupils | Nursery | 2–5 | Report | 0.8 mi |
| Cherry Tree Primary School 445 pupils | Primary | 3–11 | Good Report | 0.8 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Watford North station 0.4 mi · 8 min walk
- Garston (Herts) station 0.4 mi · 8 min walk
- Watford Junction station 1.3 mi · 25 min walk
- Watford Underground Station 2.1 mi · 43 min walk
Nearest bus stops
- York Way (W-bound, York Way) 3 min walk
- The Pelhams (NE-bound, Phillipers) 4 min walk
- Garsmouth Way (nr, Meriden Way) 5 min walk
- The Gossamers Shops (opp, The Gossamers) 5 min walk
GP surgeries
- Garston Medical Centre
6A North Western Avenue, Watford · 0.3 mi - Suthergrey House Medical Centre
37A St. Johns Road, Watford · 1.5 mi - Sheepcot Medical Centre
6 Cunningham Way, Watford · 1.6 mi - The Elms Surgery
38 The Avenue, Watford · 1.6 mi
Supermarkets
- Sainsburys Sainsburys Dome Roundabout · 0.1 mi
- The Co-operative Food Co-op Garston - York Way · 0.2 mi
- Asda Supercentre Asda Watford Supercentre · 0.2 mi
- Tesco Express Tesco Watford Garston Express · 0.7 mi
Pharmacies
- Meriden Pharmacy · 0.0 mi
- Asda Pharmacy · 0.2 mi
- Chagcrest Limited · 0.5 mi
Dentists
- Same Day Dentist · 0.2 mi
- Marc Friedmann And Associates · 0.6 mi
- Dental Surgery · 1.0 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 2 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 1 of 10 |
| Employment | 2 of 10 |
| Education and skills | 2 of 10 |
| Health and disability | 3 of 10 |
| Crime | 3 of 10 |
| Access to housing and services | 5 of 10 |
| Living environment | 8 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 30.8% | 62.5% |
| Private rented | 9.5% | 20.3% |
| Social rented | 59.6% | 17.1% |
| Households | 673 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 26.5% | 17.4% |
| Aged 15–64 | 64.6% | 64.1% |
| Aged 65+ | 8.9% | 18.6% |
| Residents | 1,792 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 0% | 80% |
| Gigabit-capable | 0% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 100% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 100% | 92% |
Share of homes across Watford with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on The Meadows
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Who lives around The Meadows
Ethnic group
| Here | Watford | |
|---|---|---|
| White | 68.2% | 60.9% |
| Asian, Asian British or Asian Welsh | 15.2% | 24.5% |
| Black, Black British, Black Welsh, Caribbean or African | 7.4% | 6.3% |
| Mixed or Multiple ethnic groups | 6.1% | 4.7% |
| Other ethnic group | 3.1% | 3.6% |
Religion
| Here | Watford | |
|---|---|---|
| Christian | 43.2% | 44.5% |
| No religion | 32.4% | 24.8% |
| Muslim | 10.9% | 13% |
| Hindu | 6.2% | 8.2% |
| Not answered | 5.2% | 6.2% |
| Other religion | 0.9% | 0.8% |
| Buddhist | 0.7% | 1% |
| Jewish | 0.4% | 0.9% |
Country of birth
| Here | Watford | |
|---|---|---|
| Born in the UK | 75.9% | 66% |
| Born outside the UK | 24.1% | 34% |
Highest qualification
| Here | Watford | |
|---|---|---|
| Level 4 qualifications and above | 26.6% | 41.1% |
| No qualifications | 21.3% | 15.9% |
| Level 3 qualifications | 15.9% | 14.4% |
| Level 2 qualifications | 15.6% | 12.3% |
| Level 1 and entry level qualifications | 11.5% | 9.2% |
| Apprenticeship | 5.2% | 4.1% |
| Other qualifications | 3.9% | 3% |
General health
| Here | Watford | |
|---|---|---|
| Very good health | 49.8% | 52.4% |
| Good health | 32.7% | 33.5% |
| Fair health | 12.2% | 10.4% |
| Bad health | 4.1% | 2.9% |
| Very bad health | 1.3% | 0.8% |
Cars or vans per household
| Here | Watford | |
|---|---|---|
| 1 car or van in household | 45.8% | 44.5% |
| No cars or vans in household | 25.9% | 22.4% |
| 2 cars or vans in household | 20.9% | 25.3% |
| 3 or more cars or vans in household | 7.5% | 7.8% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Watford.
Planning and heritage near The Meadows
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Noise, radon and ground hazards
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Planning applications near The Meadows
Recent planning applications around The Meadows from the council's planning register. Choose how far to look:
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Council tax here
Watford Band D is £2,447 a year (Band A £1,631). See every band.
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