Model valuation£417,0008 Busby Close
Local market context
22 Angelbank, Horwich, Bolton, BL6 5GX
3 sales on record2 planning records
Estimated value
£439,000
- Since the 2022 sale (£405,000)+8%
- Against BL6 5GX's recent median (£105,000)+318%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
191 m²
2056 sq ft
Energy rating
D
Score 68
Council tax
Band E
Tenure
Private Rental
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
£439,000
- Against its 2022 sale (£405,000)+8%
- Against BL6 5GX's recent median (£105,000)+318%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Angelbank is modelled from its 191 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BL6 5GX. 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
191 m² from the EPC lodged in September 2013
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in BL6 5GX
5 sales, median £105,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | 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.
Latest sale on 22 Angelbank was the highest on Land Registry record across the postcode.
Sales timeline
21 July 2022Most recent
£405,000
+37.3%over 4 years12 January 2018
£295,000
+32.6%over 13 years9 February 2004
£222,500
Median price across the last 5 sales in BL6 5GX: £105,000 (2025–2021).
Nearby sales in BL6 5GX
What this page doesn't show
1 potential issue has already been flagged for 22 Angelbank, Horwich, Bolton, BL6 5GX. 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 22 Angelbank
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Angelbank is a five-bedroom detached house in Horwich, Bolton, Bolton (BL6 5GX). It has a recorded floor area of 191 m² (around 2056 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (September 2013) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (March 2010); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Poor; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 78). The latest certificate is from September 2013, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe. Records show the property has been extended at some point in its history.
At 191 m² the property is well over the postcode median (74 m² across 26 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2004–2022, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£197/sq ft) was about 19.1% above the typical sold price in the postcode. Most recent transfer: July 2022 at £405,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- GarageYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 22 Angelbank
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.
22 Angelbank's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Sept 2023
Current Certificate(1 of 2)
Sept 2013
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.1 t/year
Occupancy
Rented
Certificate validity
Expired on 18 September 2023
Planning history
Applications and permits filed against 22 Angelbank, Horwich, Bolton, BL6 5GX, sourced from the PlanIt planning register.
22 Angelbank has 2 separate extension applications on the council record.
2 applications on record at 22 Angelbank, Horwich, Bolton, BL6 5GX
2decisions2extensions7documents6nearby
- Apr 2008ExtensionFullOutcome in report
Extension: Two storey · Side of property
ERECTION OF A TWO STOREY EXTENSION AT SIDE.
- Documents
- 5 docs on file
- Reference
- 79279/08
- More recent applications — locked
- ExtensionDec 2008Decision
Unlock 22 Angelbank, Horwich, Bolton, BL6 5GX'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 6 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Angelbank homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 22 Angelbank lags the street by a wide margin.
Price per m²
£2,120
Street avg £2,042
Floor Area
191 m²
Street avg 112 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.1 t/year
Street avg 3.8 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bolton district page.
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Butterwick Fields — bus stop.
Closest school
0.5 km
St Catherine's CofE Primary School. 11 schools nearby.
Nearest schools
- St Catherine's CofE Primary SchoolPrimary499m
- Blackrod Primary SchoolPrimary1.2km
- Beacon Primary SchoolPrimary1.3km
- Horwich Parish CofE Primary SchoolPrimary1.6km
Nearest stops
- Butterwick FieldsBus stop111m
- Avondale CloseBus stop249m
- Vale AvenueBus stop373m
- Vale CoppiceBus stop457m
Most reported crime locally
- Violence & Sexual Offences25 reports28%
- Anti-social Behaviour15 reports17%
- Criminal Damage & Arson9 reports10%
- Other Crime7 reports8%
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 BL6 5GX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.0dB
Night-time· 23:00 – 07:00
51.9dB
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
Late 20th centuryDetached HouseEPC D
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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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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1 Barn Acre, Blackrod
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4 bed3 bath
£340k
1 Avonhead Close, Horwich
BL6 5QD
4 bed
£237k
1 Axholme Court, Horwich
BL6 5HQ
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£230k
1 Bond Close, Horwich
BL6 5PZ
3 bed1 bath
£220k
1 Coniston Road, Blackrod
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3 bed
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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 22 Angelbank is modelled from its 191 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BL6 5GX. 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. 3 sales are recorded for 22 Angelbank. 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 22 Angelbank was lodged in September 2013 at band D and expired in September 2023, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 22 Angelbank. 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 11 schools and 30 stops listed are measured in a straight line from BL6 5GX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Angelbank 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 22 Angelbank, Horwich, Bolton, BL6 5GX. Each answer is also embedded as structured data for search engines.
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- Every home in BL6 5GXSold prices, values and energy ratings for the postcode
- BL 6 property marketPrices, postcodes, schools and transport across the district
- 22 Angelbank, Horwich, Bolton valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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