Property

Warner Bros Studios Leavesden Warner Drive, Leavesden, Watford, WD25 7LP

Contents

Valuation

Previous rateable value (25 January 2023 to 28 July 2024)

£8,180,000

This was the rateable value for the property. It is not what you would have paid in business rates or rent. Your local council uses the rateable value to calculate the business rates bill.

Estimate your business rates bill (opens in new tab)

Valuations for this property

Valuations	Effective date	Rateable value
Valuations Future from 1 April 2026	Effective date 1 April 2026	Rateable value £19,660,000
Valuations Current 9 July 2024 to present	Effective date 26 July 2023	Rateable value £28,070,000
Valuations Previous 20 March 2024 to 8 July 2024	Effective date 26 July 2023	Rateable value £37,250,000
Valuations Previous 1 April 2023 to 19 March 2024	Effective date 1 April 2023	Rateable value £25,320,000
Valuations Previous 29 July 2024 to 31 March 2023	Effective date 25 January 2023	Rateable value £6,460,000
Valuations Previous 20 March 2024 to 28 July 2024	Effective date 25 January 2023	Rateable value £8,180,000
Valuations Previous 14 June 2022 to 19 March 2024	Effective date 30 June 2021	Rateable value £5,510,000
Valuations Previous 5 May 2022 to 13 June 2022	Effective date 29 June 2020	Rateable value £4,920,000

Valuation details

• Description: Film studios and premises
• Local council: Three rivers
• Local council reference: 101004700460
• Rating list: 2017
• Effective date: 25 January 2023
• List alteration date: 20 March 2024
• Valuation scheme reference: 435474
• Base rate: £50.00
• Measurement method: Gross internal area
• Transitional relief certificate issued: No
• Special category code: 100S

How the rateable value is calculated

The Valuation Office Agency (VOA) uses various methods to value properties. A ‘rental’ method is used most often.

The VOA gathers information about rents paid for properties. It analyses the information and works out a price per square metre. It may consider things like property age, construction and location. The price per square metre is applied to the floor area of the property.

More about how business properties are valued

Film studios floor areas

Description	Area m²/unit	£ per m²/unit	Value
Description Ground floor production area	Area m²/unit 1,379.33	£ per m²/unit £50.00	Value £68,967
Description Ground floor production area	Area m²/unit 1,014.58	£ per m²/unit £50.00	Value £50,729
Description First floor production area	Area m²/unit 1,787.19	£ per m²/unit £50.00	Value £89,360
Description Second floor production area	Area m²/unit 1,185.53	£ per m²/unit £50.00	Value £59,277
Description Third floor production area	Area m²/unit 0	£ per m²/unit £17.50	Value £0
Description Fourth floor production area	Area m²/unit 0	£ per m²/unit £15.00	Value £0
Description Ground floor production area	Area m²/unit 191.89	£ per m²/unit £50.00	Value £9,595
Description Ground floor production area	Area m²/unit 209.96	£ per m²/unit £50.00	Value £10,498
Description Ground floor production area	Area m²/unit 90.36	£ per m²/unit £40.00	Value £3,614
Description Ground floor production area	Area m²/unit 378.6	£ per m²/unit £40.00	Value £15,144
Description Ground floor production area	Area m²/unit 16.2	£ per m²/unit £40.00	Value £648
Description First floor production area	Area m²/unit 167.04	£ per m²/unit £40.00	Value £6,682
Description First floor production area	Area m²/unit 382.78	£ per m²/unit £40.00	Value £15,311
Description Second floor production area	Area m²/unit 195.54	£ per m²/unit £40.00	Value £7,822
Description First floor production area	Area m²/unit 326.04	£ per m²/unit £40.00	Value £13,042
Description Second floor production area	Area m²/unit 326.04	£ per m²/unit £40.00	Value £13,042
Description Ground floor workshop	Area m²/unit 1,332.38	£ per m²/unit £40.00	Value £53,295
Description Ground floor workshop	Area m²/unit 1,228.38	£ per m²/unit £30.00	Value £36,851
Description Ground floor workshop	Area m²/unit 3,065.18	£ per m²/unit £35.00	Value £107,281
Description Ground floor production area	Area m²/unit 7,968	£ per m²/unit £35.00	Value £278,880
Description Ground floor production area	Area m²/unit 2,362.5	£ per m²/unit £35.00	Value £82,688
Description Ground floor production area	Area m²/unit 2,158	£ per m²/unit £50.00	Value £107,900
Description Ground floor production area	Area m²/unit 2,127	£ per m²/unit £50.00	Value £106,350
Description Ground floor production area	Area m²/unit 2,904	£ per m²/unit £60.00	Value £174,240
Description Ground floor production area	Area m²/unit 635	£ per m²/unit £70.00	Value £44,450
Description Ground floor production area	Area m²/unit 3,079	£ per m²/unit £50.00	Value £153,950
Description Ground floor production area	Area m²/unit 3,302	£ per m²/unit £50.00	Value £165,100
Description Ground floor production area	Area m²/unit 3,082	£ per m²/unit £50.00	Value £154,100
Description Ground floor production area	Area m²/unit 1,692	£ per m²/unit £50.00	Value £84,600
Description Ground floor production area	Area m²/unit 1,684	£ per m²/unit £50.00	Value £84,200
Description Ground floor workshop	Area m²/unit 603.71	£ per m²/unit £35.00	Value £21,130
Description Ground floor workshop	Area m²/unit 301.95	£ per m²/unit £35.00	Value £10,568
Description Ground floor workshop	Area m²/unit 427.01	£ per m²/unit £35.00	Value £14,945
Description First floor workshop	Area m²/unit 347.07	£ per m²/unit £35.00	Value £12,147
Description Ground floor gatehouse	Area m²/unit 18.92	£ per m²/unit £30.00	Value £568
Description Ground floor gatehouse	Area m²/unit 114.21	£ per m²/unit £30.00	Value £3,426
Description Ground floor external storage	Area m²/unit 1,315	£ per m²/unit £25.00	Value £32,875
Description Ground floor production area	Area m²/unit 11,406	£ per m²/unit £60.00	Value £684,360
Description Ground floor production area	Area m²/unit 3,246.12	£ per m²/unit £60.00	Value £194,767
Description Ground floor internal storage	Area m²/unit 41.8	£ per m²/unit £25.00	Value £1,045
Description Ground floor internal storage	Area m²/unit 53.9	£ per m²/unit £25.00	Value £1,348
Description Ground floor internal storage	Area m²/unit 4.5	£ per m²/unit £25.00	Value £113
Description Ground floor internal storage	Area m²/unit 10.12	£ per m²/unit £25.00	Value £253
Description Ground floor staff toilets	Area m²/unit 75.9	£ per m²/unit £25.00	Value £1,898
Description Ground floor production area	Area m²/unit 3,246.12	£ per m²/unit £60.00	Value £194,767
Description Ground floor internal storage	Area m²/unit 91.2	£ per m²/unit £25.00	Value £2,280
Description Ground floor internal storage	Area m²/unit 104.88	£ per m²/unit £25.00	Value £2,622
Description Ground floor internal storage	Area m²/unit 20.52	£ per m²/unit £25.00	Value £513
Description Ground floor workshop	Area m²/unit 1,506.4	£ per m²/unit £35.00	Value £52,724
Description Ground floor area under supported floor	Area m²/unit 2,903.6	£ per m²/unit £24.99	Value £72,561
Description Ground floor internal storage	Area m²/unit 55	£ per m²/unit £25.00	Value £1,375
Description Mezzanine floor internal storage	Area m²/unit 1,506.4	£ per m²/unit £10.00	Value £15,064
Description Ground floor production area	Area m²/unit 3,305.61	£ per m²/unit £60.00	Value £198,337
Description Ground floor plant room	Area m²/unit 122.3	£ per m²/unit £25.00	Value £3,058
Description Ground floor plant room	Area m²/unit 103.58	£ per m²/unit £25.00	Value £2,590
Description Ground floor workshop	Area m²/unit 1,543.5	£ per m²/unit £35.00	Value £54,023
Description Ground floor staff toilets	Area m²/unit 178.52	£ per m²/unit £25.00	Value £4,463
Description Ground floor plant room	Area m²/unit 37.5	£ per m²/unit £30.00	Value £1,125
Description Ground floor internal storage	Area m²/unit 16.32	£ per m²/unit £50.00	Value £816
Description Mezzanine floor workshop	Area m²/unit 1,543.5	£ per m²/unit £17.50	Value £27,011
Description Ground floor area under supported floor	Area m²/unit 1,543.5	£ per m²/unit £31.50	Value £48,620
Description Ground floor production area	Area m²/unit 1,140.75	£ per m²/unit £60.00	Value £68,445
Description Ground floor production area	Area m²/unit 11,259.86	£ per m²/unit £60.00	Value £675,592
Description First floor office	Area m²/unit 268.98	£ per m²/unit £66.00	Value £17,753
Description First floor internal storage	Area m²/unit 258.6	£ per m²/unit £39.00	Value £10,085
Description Second floor office	Area m²/unit 1,372.29	£ per m²/unit £66.00	Value £90,571
Description Third floor office	Area m²/unit 1,371.29	£ per m²/unit £66.00	Value £90,505
Description Ground floor production area	Area m²/unit 1,587	£ per m²/unit £60.00	Value £95,220
Description Ground floor production area	Area m²/unit 1,587	£ per m²/unit £60.00	Value £95,220
Description Ground floor office	Area m²/unit 747.41	£ per m²/unit £66.00	Value £49,329
Description First floor office	Area m²/unit 745.03	£ per m²/unit £66.00	Value £49,172
Description Second floor office	Area m²/unit 759.04	£ per m²/unit £66.00	Value £50,097
Description Ground floor plant room	Area m²/unit 317.11	£ per m²/unit £30.00	Value £9,513
Description Ground floor production area	Area m²/unit 3,291.88	£ per m²/unit £60.00	Value £197,513
Description Ground floor staff toilets	Area m²/unit 99.21	£ per m²/unit £25.00	Value £2,480
Description Ground floor plant room	Area m²/unit 171.53	£ per m²/unit £30.00	Value £5,146
Description Ground floor production area	Area m²/unit 4,299	£ per m²/unit £60.00	Value £257,940
Description Ground floor plant room	Area m²/unit 165.98	£ per m²/unit £30.00	Value £4,979
Description Ground floor plant room	Area m²/unit 165.98	£ per m²/unit £30.00	Value £4,979
Description Ground floor office	Area m²/unit 748.8	£ per m²/unit £66.00	Value £49,421
Description First floor office	Area m²/unit 748.8	£ per m²/unit £66.00	Value £49,421
Description Second floor office	Area m²/unit 748.8	£ per m²/unit £66.00	Value £49,421
Description Ground floor plant room	Area m²/unit 22.08	£ per m²/unit £30.00	Value £662
Description Ground floor restaurant	Area m²/unit 1,123.58	£ per m²/unit £60.00	Value £67,415
Description Mezzanine floor workshop	Area m²/unit 449.03	£ per m²/unit £17.50	Value £7,858
Description Mezzanine floor workshop	Area m²/unit 514.5	£ per m²/unit £17.50	Value £9,004
Description Ground floor workshop	Area m²/unit 4,597.87	£ per m²/unit £35.00	Value £160,925
Description Ground floor production area	Area m²/unit 4,422	£ per m²/unit £52.50	Value £232,155
Description Ground floor external storage	Area m²/unit 608.88	£ per m²/unit £35.63	Value £21,694
Description Ground floor external storage	Area m²/unit 522.32	£ per m²/unit £35.63	Value £18,610
Description Ground floor external storage	Area m²/unit 1,895.32	£ per m²/unit £35.63	Value £67,530
Description Ground floor external storage	Area m²/unit 985.54	£ per m²/unit £35.63	Value £35,115
Description Ground floor external storage	Area m²/unit 973.63	£ per m²/unit £35.63	Value £34,690
Description Ground floor external storage	Area m²/unit 1,991	£ per m²/unit £35.63	Value £70,939
Description Ground floor external storage	Area m²/unit 1,152	£ per m²/unit £35.63	Value £41,046
Description Ground floor external storage	Area m²/unit 964.71	£ per m²/unit £35.63	Value £34,373
Description Ground floor external storage	Area m²/unit 589.91	£ per m²/unit £35.63	Value £21,018
Description Ground floor external storage	Area m²/unit 397.37	£ per m²/unit £35.63	Value £14,158
Description Ground floor external storage	Area m²/unit 969.67	£ per m²/unit £35.63	Value £34,549
Total	Area m²/unit 134,098.93	£ per m²/unit	Value £6,453,551

Additional details

Description	Area m²/unit	£ per m²/unit	Value
Description Storage container	Area m²/unit 4645	£ per m²/unit £20.00	Value £92,900
Description Hard surfaced, unfenced land	Area m²/unit 152962.7	£ per m²/unit £12.50	Value £1,912,034
Total	Area m²/unit	£ per m²/unit	Value £2,004,934

Plant and machinery

Description	Value
Plant and machinery	£24,334
Total	£24,334

Car parks

Spaces	Area	Value
2580		£129,000
Total		£129,000

Adjustments made to property

Description	Adjustment
Size or quantity allowance	-0.05%
Total	£-430,591

Valuation

Total value	£8,181,228
Rateable value (rounded down)	£8,180,000

Help with previous valuation

You want to change something in this valuation

You can no longer tell the Valuation Office Agency (VOA) about changes to property details (by sending a Check case) for any valuations on the 2017 rating list.

You can tell the VOA you think the rateable value was too high by sending a Challenge case. You must have sent a Check case before 1 April 2023 and (any of these apply):

• you send the Challenge case within 4 months of the Check case decision
• you have waited more than 12 months and not received a Check case decision
• the Challenge case is about a change in the local area (such as long-term roadworks), you send it within 16 months of sending the Check case and you have received our Check case decision

You can also tell the VOA you think the rateable value was too high if (any of these apply):

• the VOA have altered this valuation in the last 6 months
• a court decision affected this property’s rateable value

You need a business rates valuation account to tell the VOA yourself or appoint an agent to do it for you.

How to use a business rates valuation account

How the rateable value is calculated

The Valuation Office Agency (VOA) uses various methods to value properties. A ‘rental’ method is used most often.

The VOA gathers information about rents paid for properties. It analyses the information and works out a price per square metre. It may consider things like property age, construction and location. The price per square metre is applied to the floor area of the property.

More about how business properties are valued

The rateable value and your business rates bill

£8,180,000 is the rateable value for this property set by the Valuation Office Agency.

It is not what you pay in business rates or rent. Your local council uses the rateable value to calculate your business rates bill.

Business rates are used to partly fund local council services.

Estimate your business rates bill

You may also be entitled to business rates relief.

Business rates relief

Some properties are eligible for discounts from the local council on their business rates. You have to contact your local council to see if you’re eligible and apply.

More about business rates relief

Contact your local council

Compare properties

Compare your property with others like yours and see their:

• rateable values
• rateable value calculations

Report a problem with this page.

If you are having trouble using this service, you can contact us for help.

Email address: ccaservice@voa.gov.uk