85, Forest Road
85, Forest Road
Description & Estimates
85, Forest Road, Watford is described in the public record as a mid-century house with 892 ft2 of internal area.
Locally, houses of this size normally have 3 bedrooms with a garden.
Our estimate of the sale value of 85, Forest Road, Watford is £409,068 and its rental estimate is £2,034 per month, given the available information and assuming reasonable condition.
Forest Road, Watford, WD25 falls within the WD25 postal district, in the borough of Watford.
Our Data Sources
85, Forest Road, Watford has no records in the the Land Registry and a single entry in the EPC database dated March 2009.
We combine this information with public data of neighbouring properties to estimate the property attributes and values.
The local information is scored as 3 out of 5 and is considered of medium accuracy.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 85, Forest Road, Watford, we estimate a market value of £429,521 and a rental value of £2,136 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £380,433 and £1,892 per month respectively.
Recent Market Change
Over the last year, 85, Forest Road, Watford has seen its estimated sale value climb by £3,496 (0.9%) and its estimated rental value rise by £86 per month (4.2%). This results in an estimated gross rental yield of 6.0%.
Energy Efficiency
85, Forest Road, Watford has an Energy Performance Rating (EPC) of C. This is based on the most recent assessment, dated 25 Mar 2009.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 85, Forest Road, Watford have sold within a radius of 510 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 6th February 2026, was 25, Forest Road, Watford, WD25 7QP, a freehold house which sold for £415,000.
Read more about house prices in WD25.
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
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Location Comparison
Of the 71 addresses on Forest Road, Watford, WD25, 85, Forest Road, Watford comes out as the 60th largest and the 31st most expensive in our analysis of the public data.
It is also £51k less expensive than the average property across the WD25 district.
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Schools Nearby
- 400mLeavesden JMI School
- 400mKingsway Infants' School
- 500mKingsway Junior School
- 900mFuture Academies Watford
- 1.4kmSaint Michael's Catholic High School
- 1.5kmParmiter's School
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Public Transport Nearby
From 85, Forest Road, Watford, the nearest station is Garston (Hertfordshire), 1.6 kilometres away.
- 1.6kmGarston (Hertfordshire)
- 2.1kmWatford North
- 2.9kmKings Langley
Available Internet Speeds
Broadband here reaches ultrafast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Ultrafast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
