Model valuation£417,0008 Busby Close
Local market context
12 Willow Way, Hauxton, Cambridge, CB22 5JB
3 planning records
Estimated value
£714,000
- Since the 2020 sale (£645,000)+11%
- Against CB22 5JB's recent median (£535,000)+33%
Newest record on this page: February 2026. 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
151 m²
1625 sq ft
Energy rating
C
Score 74
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
£714,000
- Against its 2020 sale (£645,000)+11%
- Against CB22 5JB's recent median (£535,000)+33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Willow Way is modelled from its 151 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CB22 5JB. 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
151 m² from the EPC lodged in August 2014
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in CB22 5JB
5 sales, median £535,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Sale price has at least doubled since 2003.
Sales timeline
4 June 2020Most recent
£645,000
+193.2%over 16 years31 October 2003
£220,000
Median price across the last 5 sales in CB22 5JB: £535,000 (2026–2021).
Nearby sales in CB22 5JB
5 Willow Way, Hauxton, Cambridge, CB22 5JB
Sold Feb 2026
£535,00031 Willow Way, Hauxton, Cambridge, CB22 5JB
Sold Jun 2025
£400,00016 Willow Way, Hauxton, Cambridge, CB22 5JB
Sold Mar 2025
£540,00029 Willow Way, Hauxton, Cambridge, CB22 5JB
Sold Feb 2023
£525,00021 Willow Way, Hauxton, Cambridge, CB22 5JB
Sold Nov 2021
£755,000
What this page doesn't show
1 potential issue has already been flagged for 12 Willow Way, Hauxton, Cambridge, CB22 5JB. 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 12 Willow Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Willow Way is a five-bedroom detached house in Hauxton, Cambridge, Cambridge (CB22 5JB). It has a recorded floor area of 151 m² (around 1625 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (August 2014) shows a C (score 74). The rating has held steady at C across 2 certificates since April 2010. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 84). The latest certificate is from August 2014, so improvements made since then won't be reflected.
At 151 m² the property is well over the postcode median (102 m² across 22 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2003–2020, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £714,000 is 10.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£397/sq ft) was about 29.5% above the typical sold price in the postcode. Sold June 2020 for £645,000.
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
Before you decide
Everything you need to know about 12 Willow Way
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.
12 Willow Way'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 01 Aug 2024
Current Certificate(1 of 2)
Aug 2014
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 August 2024
Property Improvements
Changes detected from historical EPC data
Aug 2014from Apr 2010
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%73%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Willow Way, Hauxton, Cambridge, CB22 5JB, sourced from the PlanIt planning register.
12 Willow Way has been extended on multiple sides of the property across separate planning applications.
3 applications on record at 12 Willow Way, Hauxton, Cambridge, CB22 5JB
3decisions3extensions9documents3nearby
- Sept 2008ExtensionFullOutcome in report
Extension & alterations
- Council
- South Cambridgeshire District Council
- Documents
- 1 doc on file
- Reference
- S/1269/08/F
- More recent applications — locked
- ExtensionSept 2015Decision
- ExtensionSept 2010Decision
Unlock 12 Willow Way, Hauxton, Cambridge, CB22 5JB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 3 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Willow Way homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 12 Willow Way runs comfortably ahead of the street norm.
Price per m²
£4,272
Street avg £3,982
Floor Area
151 m²
Street avg 105 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 4.4 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Cambridge district page.
Crime
82/mo
Falling year-on-year across the wider district.
Nearest stop
2.5 km
Shelford (Cambs) Rail Station — railway station.
Closest school
0.2 km
Hauxton Primary School. 4 schools nearby.
Nearest schools
- Hauxton Primary SchoolPrimary158m
- Harston and Newton Primary SchoolPrimary1.6km
- Great and Little Shelford CofE (Aided) Primary SchoolPrimary1.9km
- Trumpington Meadows Primary SchoolPrimary2.7km
Nearest stops
- Shelford (Cambs) Rail StationRailway station2.5km
Most reported crime locally
- Violence & Sexual Offences451 reports37%
- Anti-social Behaviour234 reports19%
- Criminal Damage & Arson114 reports9%
- Burglary92 reports7%
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 CB22 5JB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.8dB
Night-time· 23:00 – 07:00
48.0dB
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 3 Building Survey
Late 20th centuryDetached BungalowEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.0m
1 Ashen Green, Great Shelford
CB22 5EY
5 bed3 bath
£700k
1 3, Hauxton Road, Little Shelford
CB22 5HJ
4 bed
£673k
1 Buristead Road, Great Shelford
CB22 5EJ
4 bed1 bath
£857k
1 Bar Lane, Stapleford
CB22 5BJ
4 bed
£787k
1 Aylesford Way, Stapleford
CB22 5DP
3 bed
£853k
1 Cabbage Moor, Great Shelford
CB22 5NB
3 bed2 bath
£594k
1 Anvil Close, Stapleford
CB22 5SS
3 bed2 bath
£573k
1 Church Road, Hauxton
CB22 5HS
3 bed
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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 12 Willow Way is modelled from its 151 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CB22 5JB. 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. 2 sales are recorded for 12 Willow Way. 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 12 Willow Way was lodged in August 2014 at band C and expired in August 2024, 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. 3 applications are matched to 12 Willow Way. 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 15 months, which places each incident at an approximate point. The 4 schools and 1 stop listed are measured in a straight line from CB22 5JB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Willow Way 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 12 Willow Way, Hauxton, Cambridge, CB22 5JB. Each answer is also embedded as structured data for search engines.
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