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Woodruff Farm, Henham Road, Debden Green, Saffron Walden, CB11 3LZ

4 planning records
Property type
Detached
Habitable rooms
8
From EPC
Floor area
208 m²
2239 sq ft
Energy rating
F
Score 34
Council tax
Band G
Tenure
Owner Occupied
Overview

About Woodruff Farm

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Woodruff Farm is a detached house in Debden Green, Saffron Walden, Saffron Walden (CB11 3LZ). It has a recorded floor area of 208 m² (around 2239 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (June 2014) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would push it to E (score 54). Main heating runs on oil. The latest certificate is from June 2014, so improvements made since then won't be reflected.

On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a porch and partial demolition, meaningful when judging how the property has evolved.

Before you offer

Know exactly what you're buying at Woodruff Farm

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby
£14.99
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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Woodruff Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 01 Jun 2024

EPC Rating

A
B
C
D
E
F
F34
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
17.0 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against Woodruff Farm, Henham Road, Debden Green, Saffron Walden, CB11 3LZ, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

  1. Jun 2024
    Conditions
    In report

    Application to discharge condition 4 (great crested newt method statement) of UTT/23/3225/HHF

    Documents
    6 docs on file
    Reference
    UTT/24/1127/DOC
    View planning record
  2. Feb 2024
    PorchFull
    In report

    Extension: Single storey

    Demolition of existing single storey rear/side extensions and erection of single storey rear extension, side extension and front porch to relocate the front main entrance door. Minor alterations to fenestration.

    Agent
    EK Architects
    ExtensionDemolition
    Documents
    13 docs on file
    Reference
    UTT/23/3225/HHF
    View planning record
Before you offer

We flagged 1 thing worth checking at Woodruff Farm

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
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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Woodruff Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£877,000

Modelled from EPC, postcode comparables.

See how we calculated this

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 3LZ: £750,000 (2025–2022).

Before you offer

Everything we know about Woodruff Farm, 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
£14.99
Trusted by UK homebuyers
Preview of the full property report
On the street

Versus other Henham Road homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Woodruff Farm lags the street by a wide margin.

EPC Rating

34 (F)

Street avg 65 (D)

Strongly below

Floor Area

208 m²

Street avg 198 m²

Above

CO₂ Emissions

17.0 t/year

Street avg 5.8 t/year

Strongly below

Habitable Rooms

8 rooms

Street avg 8 rooms

On par
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£793k

1 Bricketts Way, Newport

CB11 3TG

£785k

1 Audley Road

CB11 3HW

£1.0m

1 Bridgecroft Cottages, Widdington

CB11 3SW

6 bed
£700k

1 Broctons Barn, Rook End Lane, Debden

CB11 3LR

£635k

1 Braybrooke Gardens

CB11 3WH

4 bed2 bath
£533k

1 Barnfield, Wicken Bonhunt

CB11 3UG

3 bed2 bath
£530k

1 Andrews Close

CB11 3JP

£523k

1 Brook Place, Newport

CB11 3NZ

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Saffron Walden district page.
Full Saffron Walden report

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

1.0 km

Henham Road — bus stop.

Closest school

2.8 km

Debden Church of England Voluntary Controlled Primary Academy. 1 school nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around CB11 3LZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for CB11 3LZ

Daytime· 07:00 – 23:00

42.2dB

Low
Night-time road noise heatmap for CB11 3LZ

Night-time· 23:00 – 07:00

35.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Woodruff Farm, Henham Road, Debden Green, Saffron Walden, CB11 3LZ. Each answer is also embedded as structured data for search engines.