The Pippins, Watford
House prices, sold prices and local information for WD25 9LD.
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At a glance
6 property sales on The Pippins, Watford have been recorded by HM Land Registry since 2017. The most recent sale was on 27 Jun 2022. Most sales here are detached homes, which have sold for an average of £640,833. Average sale prices rose from £575,000 in 2017 to £760,000 in 2022 (+32%), though averages on a single street can swing with the mix of homes sold. Recorded sale prices on The Pippins range from £500,000 to £770,000. Every home sold here was sold freehold.
House prices on The Pippins compared
Average sale price over the last 12 months. The Pippins 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: 100% freehold and 0% leasehold across 8 recorded sales.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Detached | 6 | £640,833 | 27 Jun 2022 |
Sold prices on The Pippins
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 1, The Pippins WD25 9LD | 16 Jan 2026 | £640,000 | Detached | Freehold |
| 8, The Pippins WD25 9LD | 27 Jun 2022 | £770,000 | Detached | Freehold |
| 3, The Pippins WD25 9LD | 28 Jan 2022 | £750,000 | Detached | Freehold |
| 6, The Pippins WD25 9LD | 15 Jul 2019 | £500,000 | Detached | Freehold |
| 7, The Pippins WD25 9LD | 17 May 2018 | £675,000 | Detached | Freehold |
| 11, The Pippins WD25 9LD | 11 Apr 2018 | £1,911,000 | Detached | Freehold |
| 10, The Pippins WD25 9LD | 1 Sep 2017 | £590,000 | Detached | Freehold |
| 4, The Pippins WD25 9LD | 11 Jan 2017 | £560,000 | Detached | Freehold |
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.
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Crime and flood risk near The Pippins
Crime
297 crimes were reported within about a mile of The Pippins in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Lower crime than about 70% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Anti-social behaviour | 88 |
| Violence & sexual offences | 87 |
| Other theft | 37 |
| Vehicle crime | 19 |
| Shoplifting | 18 |
| Public order | 16 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
The Pippins 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 Pippins
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Stanborough Primary School 64 pupils | Other independent school | 2–11 | Report | 0.2 mi |
| Stanborough Secondary School 50 pupils | Other independent school Seventh Day Adventist | 11–18 | Report | 0.4 mi |
| The Grove Academy 473 pupils | Primary | 3–11 | Report | 0.4 mi |
| Kingswood Nursery School 76 pupils | Nursery | 2–5 | Report | 0.5 mi |
| St Catherine of Siena Catholic Primary School 268 pupils | Primary Roman Catholic | 4–11 | Report | 0.6 mi |
| Garston Manor School 175 pupils | Community special school | 11–16 | Report | 0.6 mi |
| Coates Way JMI and Nursery School 223 pupils | Primary | 3–11 | Report | 0.6 mi |
| Future Academies Watford 1,060 pupils | Secondary | 11–18 | Report | 0.7 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 stations
- Garston (Herts) station 0.4 mi · 7 min walk
- Watford North station 0.9 mi · 18 min walk
- Watford Junction station 1.7 mi · 35 min walk
Nearest bus stops
- Rochester Drive (nr, St Albans Road) 1 min walk
- Rochester Drive (opp, St Albans Road) 1 min walk
- Garston Drive (nr, St Albans Road) 2 min walk
- St Albans Road (W-bound, Sheepcot Lane) 3 min walk
GP surgeries
- Garston Medical Centre
6A North Western Avenue, Watford · 0.5 mi - Abbotswood Medical Centre
12 Katherine Place, College Road, Abbots Langley · 1.0 mi - Sheepcot Medical Centre
6 Cunningham Way, Watford · 1.1 mi - Vine House Health Centre
87-89 High Street, Abbots Langley · 1.7 mi
Supermarkets
- Tesco Express Tesco Watford Garston Express · 0.2 mi
- Asda Express Asda Sheepcot Express Petrol · 0.4 mi
- Sainsburys Sainsburys Dome Roundabout · 0.5 mi
- Tesco Express Tesco Watford North Approach · 0.6 mi
Pharmacies
- Park Pharmacy · 0.2 mi
- Chemilab Pharmacy · 0.5 mi
- Meriden Pharmacy · 0.6 mi
Dentists
- Same Day Dentist · 0.6 mi
- Marc Friedmann And Associates · 0.9 mi
- The Dental Practice · 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 9 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 | 8 of 10 |
| Employment | 8 of 10 |
| Education and skills | 9 of 10 |
| Health and disability | 9 of 10 |
| Crime | 8 of 10 |
| Access to housing and services | 6 of 10 |
| Living environment | 5 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 80.1% | 62.5% |
| Private rented | 17.4% | 20.3% |
| Social rented | 2.5% | 17.1% |
| Households | 719 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 14.5% | 17.4% |
| Aged 15–64 | 62.9% | 64.1% |
| Aged 65+ | 22.5% | 18.6% |
| Residents | 1,665 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 100% | 80% |
| Gigabit-capable | 100% | 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 Pippins
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Who lives around The Pippins
Ethnic group
| Here | Watford | |
|---|---|---|
| White | 69% | 60.9% |
| Asian, Asian British or Asian Welsh | 17.3% | 24.5% |
| Black, Black British, Black Welsh, Caribbean or African | 7.3% | 6.3% |
| Mixed or Multiple ethnic groups | 4% | 4.7% |
| Other ethnic group | 2.5% | 3.6% |
Religion
| Here | Watford | |
|---|---|---|
| Christian | 54.3% | 44.5% |
| No religion | 21.7% | 24.8% |
| Hindu | 9.2% | 8.2% |
| Not answered | 5.7% | 6.2% |
| Muslim | 5.4% | 13% |
| Jewish | 1.6% | 0.9% |
| Buddhist | 1% | 1% |
| Other religion | 0.8% | 0.8% |
Country of birth
| Here | Watford | |
|---|---|---|
| Born in the UK | 76.8% | 66% |
| Born outside the UK | 23.2% | 34% |
Highest qualification
| Here | Watford | |
|---|---|---|
| Level 4 qualifications and above | 36.5% | 41.1% |
| Level 3 qualifications | 16.4% | 14.4% |
| No qualifications | 15.9% | 15.9% |
| Level 2 qualifications | 14.5% | 12.3% |
| Level 1 and entry level qualifications | 7.8% | 9.2% |
| Apprenticeship | 6.1% | 4.1% |
| Other qualifications | 2.7% | 3% |
General health
| Here | Watford | |
|---|---|---|
| Very good health | 46.1% | 52.4% |
| Good health | 37.2% | 33.5% |
| Fair health | 13.1% | 10.4% |
| Bad health | 2.8% | 2.9% |
| Very bad health | 0.7% | 0.8% |
Cars or vans per household
| Here | Watford | |
|---|---|---|
| 1 car or van in household | 43.8% | 44.5% |
| 2 cars or vans in household | 33.9% | 25.3% |
| 3 or more cars or vans in household | 11.6% | 7.8% |
| No cars or vans in household | 10.7% | 22.4% |
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 Pippins
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Noise, radon and ground hazards
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Planning applications near The Pippins
Recent planning applications around The Pippins 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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