25 Crabtrees, Saffron Walden, CB11 3BH
About 25 Crabtrees
25 Crabtrees is a detached house in Saffron Walden (CB11 3BH). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 2007 onwards and council tax band C. At 60 m² this is the 8th smallest of 38 units on EPC record in the building, where floor areas span 50–179 m². The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (August 2015) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since September 2009. Between certificates, hot-water efficiency went from Average to Good and lighting went from Poor to Good. The latest certificate is from August 2015, so improvements made since then won't be reflected.
At 60 m² it sits well below the postcode median (86 m² across 37 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 25 Crabtrees
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
25 Crabtrees's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Aug 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
More low energy lighting installed
Planning history
25 Crabtrees has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 1 thing worth checking at 25 Crabtrees
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
25 Crabtrees has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£225,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in CB11 3BH: £243,000 (2025–2022).
Nearby sales in CB11 3BH
Everything we know about 25 Crabtrees, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Crabtrees homes
Habitable Rooms for 25 Crabtrees runs comfortably ahead of the street norm.
EPC Rating
78 (C)
Street avg 79 (C)
Floor Area
60 m²
Street avg 58 m²
CO₂ Emissions
1.5 t/year
Street avg 1.3 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
South Road — bus stop.
Closest school
0.3 km
St Thomas More Catholic Primary School, Saffron Walden. 7 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
38.2dB