Model valuation£417,0008 Busby Close
Local market context
8 Watersedge, Blackburn, BB1 1BT
Estimated value
£163,000
- Since the 2006 sale (£135,000)+21%
- Against BB1 1BT's recent median (£180,000)-9%
Newest record on this page: May 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
62 m²
667 sq ft
Energy rating
D
Score 61
Council tax
Band B
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£163,000
- Against its 2006 sale (£135,000)+21%
- Against BB1 1BT's recent median (£180,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Watersedge is modelled from its 62 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BB1 1BT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
62 m² from the EPC lodged in September 2013
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in BB1 1BT
5 sales, median £180,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sales timeline
17 November 2006Most recent
£135,000
Median price across the last 5 sales in BB1 1BT: £180,000 (2024–2019).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 8 Watersedge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Watersedge is a semi-detached house in Blackburn (BB1 1BT). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1996-2002 and council tax band B. The latest certificate (September 2013) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump. The latest certificate is from September 2013, so improvements made since then won't be reflected.
Held since November 2006 — that's 20 years off the open market, well above the local norm. At 62 m² it sits well below the postcode median (94 m² across 5 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Today's modelled estimate of £163,000 is 20.7% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£202/sq ft) was about 21.3% above the typical sold price in the postcode.
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Everything you need to know about 8 Watersedge
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Sept 2023
Current Certificate
Sept 2013EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 September 2023
Planning history
Applications and permits filed against 8 Watersedge, Blackburn, BB1 1BT, sourced from the PlanIt planning register.
8 Watersedge has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Watersedge homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 8 Watersedge runs well behind the street norm.
Price per m²
£2,177
Street avg £1,877
Floor Area
62 m²
Street avg 89 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 3.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Blackburn district page.
Rail-style transport is unusually close for this postcode.
Crime
462/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Jans Conference Centre — bus stop.
Closest school
0.4 km
St Mary's and St Joseph's Roman Catholic Primary School Blackburn. 47 schools nearby.
Nearest schools
- St Mary's and St Joseph's Roman Catholic Primary School BlackburnPrimary394m
- St Matthew's Church of England Primary SchoolPrimary415m
- Blackburn Central High SchoolSecondary615m
- Audley Junior SchoolPrimary645m
Nearest stops
- Jans Conference CentreBus stop217m
- Stirling DriveBus stop221m
- The Peel CentreBus stop276m
- Reading CloseBus stop281m
Most reported crime locally
- Violence & Sexual Offences2,581 reports35%
- Anti-social Behaviour1,939 reports26%
- Criminal Damage & Arson514 reports7%
- Vehicle Crime481 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
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Late 20th centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 8 Watersedge is modelled from its 62 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BB1 1BT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 8 Watersedge. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 8 Watersedge was lodged in September 2013 at band D and expired in September 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Watersedge. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 47 schools and 30 stops listed are measured in a straight line from BB1 1BT, not by walking route.
- Council tax band
- 8 Watersedge is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Watersedge, Blackburn, BB1 1BT. Each answer is also embedded as structured data for search engines.
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- Every home in BB1 1BTSold prices, values and energy ratings for the postcode
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- 8 Watersedge, Blackburn valuationHow the estimate is built and what moves it
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