Model valuation£417,0008 Busby Close
Local market context
12 Braddock Bluff, Blackburn, BB2 7FY
EPC B1 planning record
Estimated value
£375,000
- Since the 2024 sale (£350,000)+7%
- Against BB2 7FY's recent median (£203,000)+85%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
141 m²
1518 sq ft
Energy rating
B
Score 84
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
£375,000
- Against its 2024 sale (£350,000)+7%
- Against BB2 7FY's recent median (£203,000)+85%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Braddock Bluff is modelled from its 141 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BB2 7FY. 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
141 m² from the EPC lodged in October 2021
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in BB2 7FY
5 sales, median £203,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
12 Braddock Bluff valuation sits well clear of the typical sold price in this postcode.
Sales timeline
12 January 2024Most recent
£350,000
+4.5%over 2 years5 November 2021
£334,950
Median price across the last 5 sales in BB2 7FY: £203,000 (2026–2024).
Nearby sales in BB2 7FY
What this page doesn't show
1 potential issue has already been flagged for 12 Braddock Bluff, Blackburn, BB2 7FY. 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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About 12 Braddock Bluff
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Braddock Bluff is a detached house in Blackburn (BB2 7FY). It has a recorded floor area of 141 m² (around 1518 sq ft) and construction records dating it to 2021. The latest certificate (October 2021) returns a B (score 84), comfortably above the UK average. The recommended improvements would push it to A (score 92).
At 141 m² the property is well over the postcode median (103 m² across 41 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2024. Past consents include an extension, a garage conversion and a porch, meaningful when judging how the property has evolved. Across 2021–2024, sale prices on this property compounded at 2% per year. Most recent transfer: January 2024 at £350,000.
Before you decide
Everything you need to know about 12 Braddock Bluff
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Current Certificate
Oct 2021EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.3 t/year
Occupancy
—
Certificate validity
Valid until 10 October 2031
Planning history
Applications and permits filed against 12 Braddock Bluff, Blackburn, BB2 7FY, sourced from the PlanIt planning register.
1 application on record at 12 Braddock Bluff, Blackburn, BB2 7FY
1decisions1extensions8documents2nearby
- Apr 2024Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Conversion of existing garage to habitable room with installation of new bay window, modification to front drive to accommodate an additional vehicle and erection of porch and single storey rear extension
ExtensionPorch- Documents
- 8 docs on file
- Reference
- 10/24/0194
Unlock 12 Braddock Bluff, Blackburn, BB2 7FY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Braddock Bluff homes
Four headline reads against 41 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 12 Braddock Bluff lags the street by a wide margin.
Price per m²
£2,482
Street avg £2,500
Floor Area
141 m²
Street avg 95 m²
CO₂ Emissions
2.3 t/year
Street avg 1.5 t/year
Years Held
3 years
Street avg 5 years
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
566/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Yew Tree Drive — bus stop.
Closest school
0.4 km
Lammack Primary School. 29 schools nearby.
Nearest schools
- Lammack Primary SchoolPrimary388m
- Pleckgate High SchoolSecondary985m
- St Gabriel's Church of England Primary SchoolPrimary1.3km
- Holy Souls Roman Catholic Primary School BlackburnPrimary1.4km
Nearest stops
- Yew Tree DriveBus stop176m
- Whinney LaneBus stop245m
- Hudson CloseBus stop301m
- Barker LaneBus stop302m
Most reported crime locally
- Violence & Sexual Offences2,974 reports35%
- Anti-social Behaviour2,136 reports25%
- Criminal Damage & Arson626 reports7%
- Shoplifting569 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around BB2 7FY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
39.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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21st centuryDetached HouseEPC B
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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 12 Braddock Bluff is modelled from its 141 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BB2 7FY. 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. 2 sales are recorded for 12 Braddock Bluff. 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 12 Braddock Bluff was lodged in October 2021 at band B and is valid until October 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Braddock Bluff. 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 15 months, which places each incident at an approximate point. The 29 schools and 30 stops listed are measured in a straight line from BB2 7FY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Braddock Bluff, Blackburn, BB2 7FY. Each answer is also embedded as structured data for search engines.
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- Every home in BB2 7FYSold prices, values and energy ratings for the postcode
- BB 2 property marketPrices, postcodes, schools and transport across the district
- 12 Braddock Bluff, Blackburn valuationHow the estimate is built and what moves it
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