Property

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

Contents

Valuation

The government has introduced a support package worth £4.3 billion over the next three years to protect ratepayers seeing their bills increase because of the revaluation. If you previously received Small Business Rates Relief, Rural Rate Relief, the Supporting Small Business scheme or Retail, Hospitality and Leisure relief, you may be eligible for the Supporting Small Business scheme, which caps your bill increases. Further details can be found here.

Future rateable value (from 1 April 2026)

£19,660,000

This will be the rateable value for the property. It is not what you will pay in business rates or rent. Your local council uses the rateable value to calculate the business rates bill.

Estimate what the business rates bill may be from 1 April 2026

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: 2026
• Effective date: 1 April 2026
• Valuation scheme reference: 707794
• Base rate: £224.00
• 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 office	Area m²/unit 5,123.59	£ per m²/unit £138.62	Value £710,232
Description Ground floor office	Area m²/unit 1,011.98	£ per m²/unit £105.02	Value £106,278
Description Ground floor office	Area m²/unit 542.24	£ per m²/unit £105.02	Value £56,946
Description Ground floor office	Area m²/unit 488.99	£ per m²/unit £138.62	Value £67,784
Description Ground floor office	Area m²/unit 1,711.39	£ per m²/unit £138.62	Value £237,233
Description Ground floor workshop	Area m²/unit 1,903.45	£ per m²/unit £105.01	Value £199,881
Description Ground floor area under supported floor	Area m²/unit 756.93	£ per m²/unit £63.00	Value £47,687
Description Ground floor office	Area m²/unit 1,554.56	£ per m²/unit £126.01	Value £195,890
Description Ground floor workshop	Area m²/unit 3,092.39	£ per m²/unit £105.01	Value £324,732
Description Ground floor workshop	Area m²/unit 612.54	£ per m²/unit £24.51	Value £15,013
Description Ground floor workshop	Area m²/unit 539.82	£ per m²/unit £24.51	Value £13,231
Description Ground floor workshop	Area m²/unit 2,278.45	£ per m²/unit £224.00	Value £510,373
Description Ground floor workshop	Area m²/unit 2,270.26	£ per m²/unit £224.00	Value £508,538
Description Ground floor workshop	Area m²/unit 2,270.26	£ per m²/unit £224.00	Value £508,538
Description Ground floor workshop	Area m²/unit 117.98	£ per m²/unit £224.00	Value £26,428
Description Ground floor workshop	Area m²/unit 2,167.16	£ per m²/unit £105.01	Value £227,573
Description Ground floor workshop	Area m²/unit 2,135.18	£ per m²/unit £105.01	Value £224,215
Description Ground floor workshop	Area m²/unit 2,904.01	£ per m²/unit £140.00	Value £406,561
Description Ground floor workshop	Area m²/unit 635	£ per m²/unit £161.01	Value £102,241
Description Ground floor workshop	Area m²/unit 3,062.18	£ per m²/unit £105.01	Value £321,560
Description Ground floor workshop	Area m²/unit 3,394.96	£ per m²/unit £105.01	Value £356,505
Description Ground floor workshop	Area m²/unit 3,088.21	£ per m²/unit £105.01	Value £324,293
Description Ground floor workshop	Area m²/unit 1,873.76	£ per m²/unit £105.01	Value £196,764
Description Ground floor workshop	Area m²/unit 1,595.01	£ per m²/unit £105.01	Value £167,492
Description Ground floor workshop	Area m²/unit 9,889.36	£ per m²/unit £105.01	Value £1,038,482
Description Ground floor area under supported floor	Area m²/unit 659.97	£ per m²/unit £47.78	Value £31,533
Description Mezzanine floor workshop	Area m²/unit 659.97	£ per m²/unit £25.73	Value £16,981
Description Ground floor workshop	Area m²/unit 2,587.16	£ per m²/unit £105.01	Value £271,678
Description Ground floor area under supported floor	Area m²/unit 1,891.67	£ per m²/unit £63.00	Value £119,175
Description Mezzanine floor office	Area m²/unit 1,882.09	£ per m²/unit £126.01	Value £237,162
Description Ground floor workshop	Area m²/unit 32.5	£ per m²/unit £52.51	Value £1,707
Description Ground floor gatehouse	Area m²/unit 158.14	£ per m²/unit £63.01	Value £9,964
Description Ground floor workshop	Area m²/unit 9,377.4	£ per m²/unit £224.00	Value £2,100,538
Description Ground floor workshop	Area m²/unit 205.27	£ per m²/unit £112.00	Value £22,990
Description Ground floor workshop	Area m²/unit 1,170.76	£ per m²/unit £224.00	Value £262,250
Description Ground floor workshop	Area m²/unit 4,192.78	£ per m²/unit £224.00	Value £939,183
Description Ground floor workshop	Area m²/unit 136.42	£ per m²/unit £112.00	Value £15,279
Description Ground floor workshop	Area m²/unit 3,284.1	£ per m²/unit £224.00	Value £735,638
Description Ground floor workshop	Area m²/unit 226.52	£ per m²/unit £112.00	Value £25,370
Description Ground floor workshop	Area m²/unit 1,583.31	£ per m²/unit £224.00	Value £354,661
Description Ground floor workshop	Area m²/unit 121.92	£ per m²/unit £112.00	Value £13,655
Description Ground floor workshop	Area m²/unit 99.9	£ per m²/unit £112.00	Value £11,189
Description Ground floor workshop	Area m²/unit 1,594.72	£ per m²/unit £224.00	Value £357,217
Description Ground floor workshop	Area m²/unit 1,971.83	£ per m²/unit £24.51	Value £48,330
Description Ground floor workshop	Area m²/unit 3,192.39	£ per m²/unit £224.00	Value £715,095
Description Ground floor workshop	Area m²/unit 236.6	£ per m²/unit £112.00	Value £26,499
Description Ground floor workshop	Area m²/unit 1,585.07	£ per m²/unit £224.00	Value £355,056
Description Ground floor area under supported floor	Area m²/unit 1,564.31	£ per m²/unit £145.60	Value £227,764
Description Mezzanine floor workshop	Area m²/unit 1,564.31	£ per m²/unit £78.40	Value £122,642
Description Ground floor workshop	Area m²/unit 209	£ per m²/unit £112.00	Value £23,408
Description Ground floor workshop	Area m²/unit 8,217.33	£ per m²/unit £224.00	Value £1,840,682
Description Ground floor workshop	Area m²/unit 205.27	£ per m²/unit £112.00	Value £22,990
Description Second floor office	Area m²/unit 1,203.83	£ per m²/unit £295.68	Value £355,948
Description Second floor workshop	Area m²/unit 205.37	£ per m²/unit £112.00	Value £23,001
Description Third floor office	Area m²/unit 1,264.03	£ per m²/unit £295.68	Value £373,748
Description Ground floor workshop	Area m²/unit 3,259.82	£ per m²/unit £224.00	Value £730,200
Description Ground floor workshop	Area m²/unit 305.64	£ per m²/unit £112.00	Value £34,232
Description Ground floor office	Area m²/unit 2,185.86	£ per m²/unit £295.68	Value £646,315
Description Ground floor workshop	Area m²/unit 3,264.44	£ per m²/unit £224.00	Value £731,235
Description Ground floor workshop	Area m²/unit 230.32	£ per m²/unit £112.00	Value £25,796
Description Ground floor workshop	Area m²/unit 4,622.52	£ per m²/unit £224.00	Value £1,035,444
Description Ground floor workshop	Area m²/unit 236.36	£ per m²/unit £112.00	Value £26,472
Description Ground floor office	Area m²/unit 2,117.53	£ per m²/unit £223.99	Value £474,306
Description Ground floor workshop	Area m²/unit 4,417.91	£ per m²/unit £105.01	Value £463,925
Description Ground floor office	Area m²/unit 2,292.06	£ per m²/unit £295.68	Value £677,716
Description Ground floor workshop	Area m²/unit 603.03	£ per m²/unit £24.51	Value £14,780
Description Ground floor workshop	Area m²/unit 267.71	£ per m²/unit £24.51	Value £6,562
Description Ground floor office	Area m²/unit 810.03	£ per m²/unit £104.99	Value £85,045
Description Ground floor workshop	Area m²/unit 1,016.52	£ per m²/unit £24.51	Value £24,915
Description Ground floor workshop	Area m²/unit 1,016.52	£ per m²/unit £24.51	Value £24,915
Description Ground floor workshop	Area m²/unit 1,979.42	£ per m²/unit £24.51	Value £48,516
Description Ground floor workshop	Area m²/unit 1,196.4	£ per m²/unit £24.51	Value £29,324
Description Ground floor workshop	Area m²/unit 498.63	£ per m²/unit £24.51	Value £12,221
Description Ground floor area under supported floor	Area m²/unit 484.02	£ per m²/unit £15.93	Value £7,710
Description Mezzanine floor workshop	Area m²/unit 466.12	£ per m²/unit £8.58	Value £3,999
Description Ground floor workshop	Area m²/unit 587.85	£ per m²/unit £24.51	Value £14,408
Description Ground floor workshop	Area m²/unit 390.45	£ per m²/unit £24.51	Value £9,570
Description Ground floor workshop	Area m²/unit 1,004.2	£ per m²/unit £24.51	Value £24,613
Description Ground floor workshop	Area m²/unit 1,004.2	£ per m²/unit £24.51	Value £24,613
Description Ground floor workshop	Area m²/unit 379.09	£ per m²/unit £24.51	Value £9,291
Description Ground floor workshop	Area m²/unit 73.83	£ per m²/unit £24.51	Value £1,810
Description Ground floor area under supported floor	Area m²/unit 315.47	£ per m²/unit £15.93	Value £5,025
Description Mezzanine floor workshop	Area m²/unit 315.47	£ per m²/unit £8.58	Value £2,707
Description Ground floor workshop	Area m²/unit 115.05	£ per m²/unit £24.51	Value £2,820
Description Ground floor workshop	Area m²/unit 295.98	£ per m²/unit £224.00	Value £66,300
Total	Area m²/unit 142,056.05	£ per m²/unit	Value £21,820,588

Additional details

Description	Area m²/unit	£ per m²/unit	Value
Description Hard surfaced, unfenced land	Area m²/unit 152962.7	£ per m²/unit £0.00	Value £0
Total	Area m²/unit	£ per m²/unit	Value £0

Plant and machinery

Description	Value
Plant and machinery	£33,468
Total	£33,468

Adjustments made to property

Description	Adjustment
Permanent disadvantage	-0.10%
Total	£-2,185,406

Valuation

Total value	£19,668,650
Rateable value (rounded down)	£19,660,000

Help with future valuation

Your rateable value may change on 1 April 2026

The Valuation Office Agency (VOA) regularly updates the rateable values of all business properties in England and Wales to reflect changes in the property market. The next revaluation will come into effect on 1 April 2026.

You want to change something in this valuation

Sign in or set up a business rates valuation account to tell us that:

• your property details (such as floor area sizes and parking) need changing
• you think the rateable value is wrong

Sign in or set up a business rates valuation account

How to check and challenge your rateable value

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

£19,660,000 will be the rateable value for this property set by the Valuation Office Agency.

It is not what you will 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 what the business rates bill may be from 1 April 2026

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

You have another question about your valuation

Before 1 April 2026, send an enquiry.

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Email address: ccaservice@voa.gov.uk