22 West Road, Saffron Walden, CB11 3DS
About 22 West Road
22 West Road is a semi-detached house in Saffron Walden (CB11 3DS). It has a recorded floor area of 170 m² (around 1830 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (August 2018) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump.
At 170 m² it's 22.3% larger than the typical home in the postcode (139 m² median across 29 EPCs). 3 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at 22 West Road
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
22 West Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Planning history at 22 West Road is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Sept 2013Tree WorksTreesIn report
Cut back by one third 1 no. Pine
- Documents
- 1 doc on file
- Reference
- UTT/13/1856/TPO
- Mar 2013Tree WorksTreesIn report
30% Crown reduction on 1 no. Pine.
- Documents
- 1 doc on file
- Reference
- UTT/13/0708/TCA
We flagged 1 thing worth checking at 22 West Road
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
22 West Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£663,000
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 3DS: £600,000 (2025–2023).
Nearby sales in CB11 3DS
Everything we know about 22 West Road, 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 West Road homes
CO₂ Emissions for 22 West Road lags the street by a wide margin.
EPC Rating
44 (E)
Street avg 54 (E)
Floor Area
170 m²
Street avg 158 m²
CO₂ Emissions
11.0 t/year
Street avg 8.0 t/year
Habitable Rooms
7 rooms
Street avg 7 rooms
Similar properties nearby
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
0.1 km
Station Road — bus stop.
Closest school
0.3 km
R A Butler Infant School. 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
49.5dB
Night-time· 23:00 – 07:00
39.0dB