Model valuation£417,0008 Busby Close
Local market context
Flat 1, 22 Forest Road, Poole, BH13 6DH
5 sales on record2 planning records
Estimated value
£504,000
- Since the 2013 sale (£305,000)+65%
- Against BH13 6DH's recent median (£995,000)-49%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
2
Floor area
160 m²
1721 sq ft
Energy rating
C
Score 73
Council tax
Band E
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
£504,000
- Against its 2013 sale (£305,000)+65%
- Against BH13 6DH's recent median (£995,000)-49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 1 is modelled from its 160 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in BH13 6DH. 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
160 m² from the EPC lodged in May 2010
Sales of this home
5 sales recorded, the latest in 2013
Recent sales in BH13 6DH
5 sales, median £995,000 (2022–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Flat 1 changed hands twice within eighteen months — unusual for the area.
Sales timeline
18 February 2013Most recent
£305,000
+5.2%over 11 months21 March 2012
£290,000
-18.9%over 6 years13 June 2005
£357,500
+43.0%over 2 years22 August 2002
£250,000
+16.0%over 1 year26 January 2001
£215,500
Median price across the last 5 sales in BH13 6DH: £995,000 (2022–2015).
What this page doesn't show
1 potential issue has already been flagged for Flat 1, 22 Forest Road, Poole, BH13 6DH. 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
One time fee only - money back guarantee
About Flat 1
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 1 is a two-bedroom property in Poole (BH13 6DH). It has a recorded floor area of 160 m² (around 1721 sq ft), construction records dating it to 1930-1949 and council tax band E. At 160 m² this is the largest unit on EPC record across the building (83–160 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (May 2010) shows a C (score 73). The latest certificate is from May 2010, so improvements made since then won't be reflected.
Across 2001–2013, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £504,000 sits 65.2% above the 2013 sale of £305,000. Last changed hands 13 years ago, in February 2013. Across the public record there are 5 sales, relatively high churn for a single property. 2 planning records sit against the property, 0 approved, 0 refused.
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
- Dining roomYes
- EnsuiteYes
Before you decide
Everything you need to know about Flat 1
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.
Flat 1's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 May 2020
Current Certificate
May 2010EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 May 2020
Planning history
Applications and permits filed against Flat 1, 22 Forest Road, Poole, BH13 6DH, sourced from the PlanIt planning register.
Planning history at Flat 1 is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at Flat 1, 22 Forest Road, Poole, BH13 6DH
2decisions9documents5nearby
- Jul 2018Tree WorksTreesOutcome in report
T1 Sycamore -fell. T2 Beech- reduce height by 1-2m. G3 Mixed-prune to statutory heights over the pavement & road. prune back extended branches over driveway by 1-2m. **Chester Road Cons Area**
- Documents
- 4 docs on file
- Reference
- TP/18/00325/X
- More recent applications — locked
- Tree WorksApr 2022Decision
Unlock Flat 1, 22 Forest Road, Poole, BH13 6DH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 5 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Forest Road homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
Flat 1 is notably below the street on price per m².
Price per m²
£1,908
Street avg £3,354
Floor Area
160 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.0 t/year
Street avg 5.1 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Poole district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
54/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Western Road — bus stop.
Closest school
1.7 km
St Michael's Church of England Primary School. 7 schools nearby.
Nearest schools
- St Michael's Church of England Primary SchoolPrimary1.7km
- Courthill Infant SchoolPrimary1.9km
- Heatherlands Primary SchoolPrimary2.0km
- Bishop Aldhelm's Church of England Primary SchoolPrimary2.0km
Nearest stops
- Western RoadBus stop303m
- Herbert RoadBus stop304m
- The AvenueBus stop404m
- Tower RoadBus stop420m
Most reported crime locally
- Anti-social Behaviour179 reports28%
- Violence & Sexual Offences152 reports24%
- Shoplifting92 reports14%
- Other Theft63 reports10%
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 BH13 6DH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
38.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Early 20th centuryGround Floor FlatEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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 Flat 1 is modelled from its 160 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in BH13 6DH. 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. 5 sales are recorded for Flat 1. 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 Flat 1 was lodged in May 2010 at band C and expired in May 2020, 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. 2 applications are matched to Flat 1. 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 12 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from BH13 6DH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 1 is in council tax band E. 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 Flat 1, 22 Forest Road, Poole, BH13 6DH. Each answer is also embedded as structured data for search engines.
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- Flat 1, 22 Forest Road, Poole valuationHow the estimate is built and what moves it
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