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High Lea Cottage, Whins Lane, Simonstone, Burnley, BB12 7QU

Estimated value

£475,000

  • Since the 2024 sale (£450,000)+6%
  • Against BB12 7QU's recent median (£287,800)+65%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
2
Bathrooms
2
Floor area
129 m²
1389 sq ft
Energy rating
E
Score 43
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£475,000

  • Against its 2024 sale (£450,000)+6%
  • Against BB12 7QU's recent median (£287,800)+65%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for High Lea Cottage is modelled from its 129 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BB12 7QU. 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

    129 m² from the EPC lodged in August 2019

  • Sales of this home

    1 sale recorded, the latest in 2024

  • Recent sales in BB12 7QU

    5 sales, median £287,800 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

High Lea Cottage valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 14 May 2024Most recent

    £450,000

Median price across the last 5 sales in BB12 7QU: £287,800 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for High Lea Cottage, Whins Lane, Simonstone, Burnley, BB12 7QU. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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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Overview

About High Lea Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

High Lea Cottage is a two-bedroom detached house in Simonstone, Burnley, Burnley (BB12 7QU). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (August 2019) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil.

At 129 m² the property is well over the postcode median (94 m² across 7 EPCs), placing it in the larger end of the local stock. On a £-per-square-foot basis, the last sale (£324/sq ft) was about 61.8% above the typical sold price in the postcode. Sold May 2024 for £450,000.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms2
  • Bathrooms2
Before you decide

Everything you need to know about High Lea Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

High Lea Cottage's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Aug 2019

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 21 August 2029

2 years remaining
Planning

Planning history

Applications and permits filed against High Lea Cottage, Whins Lane, Simonstone, Burnley, BB12 7QU, sourced from the PlanIt planning register.

High Lea Cottage has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Whins Lane homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

High Lea Cottage outperforms the street on price per m² by a wide margin.

Price per m²

£3,488

Street avg £2,167

Strongly above

Floor Area

129 m²

Street avg 117 m²

Above

Habitable Rooms

4 rooms

Street avg 4 rooms

On par

CO₂ Emissions

8.8 t/year

Street avg 7.1 t/year

Below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Burnley district page.
Full Burnley report

Crime

247/mo

Falling year-on-year across the wider district.

Nearest stop

0.8 km

Stork Hotel — bus stop.

Closest school

0.8 km

Simonstone St Peter's Church of England Primary School. 8 schools nearby.

Nearest schools

  • Simonstone St Peter's Church of England Primary SchoolPrimary781m
  • Read St John's CofE Primary SchoolPrimary853m
  • St Mary's Roman Catholic Primary School, SabdenPrimary2.0km
  • Padiham St Leonard's Voluntary Aided Church of England Primary SchoolPrimary2.2km

Nearest stops

  • Stork HotelBus stop768m
  • Straits LaneBus stop793m
  • Haugh AvenueBus stop816m
  • Fountains AvenueBus stop829m

Most reported crime locally

  • Violence & Sexual Offences1,444 reports37%
  • Anti-social Behaviour994 reports25%
  • Criminal Damage & Arson343 reports9%
  • Burglary273 reports7%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached BungalowEPC EPre-1919 buildNo mains gas

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£199k

1 Clough Lane, Simonstone

BB12 7HW

2 bed1 bath
£155k

1 Bar Cottage, Whalley Road, Simonstone

BB12 7HS

2 bed
£142k

1 3, Railway Terrace, Simonstone

BB12 7NN

2 bed
£114k

1 Beech Street, Padiham

BB12 7EE

2 bed
£286k

1 Bank Terrace, Simonstone

BB12 7NW

3 bed
£428k

1 Buckingham Drive, Read

BB12 7QE

4 bed2 bath
£201k

1 College Close, Padiham

BB12 7DR

3 bed1 bath
£194k

1 Ashworth Road, Hapton

BB12 7AA

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for High Lea Cottage is modelled from its 129 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BB12 7QU. 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 High Lea Cottage. 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 High Lea Cottage was lodged in August 2019 at band E and is valid until August 2029. 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 High Lea Cottage. 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 8 schools and 30 stops listed are measured in a straight line from BB12 7QU, not by walking route.
Council tax band
High Lea Cottage is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about High Lea Cottage, Whins Lane, Simonstone, Burnley, BB12 7QU. Each answer is also embedded as structured data for search engines.

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