11 Willow Way, Bottisham, Cambridge, CB25 9BS
About 11 Willow Way
11 Willow Way is a mid-terrace house in Bottisham, Cambridge, Cambridge (CB25 9BS). It has a recorded floor area of 110 m² (around 1180 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (March 2009) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. The latest certificate is from March 2009, so improvements made since then won't be reflected.
Held since August 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2004–2009, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £348,000 sits 56.4% above the 2009 sale of £222,500. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs).
Know exactly what you're buying at 11 Willow Way
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
11 Willow Way'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This certificate is over 10 years old and is no longer valid.Expired 31 Mar 2019
EPC Rating
Planning history
11 Willow Way has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£348,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.4% per year over 5 years.
£222,500
Growth on file: 5.4% per year over 5 years.
Sales timeline
20 August 2009Most recent
£222,500
+32.8%over 5 years1 April 2004
£167,500
Median price across the last 5 sales in CB25 9BS: £280,000 (2025–2006).
Nearby sales in CB25 9BS
15 Willow Way, Bottisham, Cambridge, CB25 9BS
Sold May 2025
£395,00027 Willow Way, Bottisham, Cambridge, CB25 9BS
Sold Apr 2021
£365,0005 Willow Way, Bottisham, Cambridge, CB25 9BS
Sold Jan 2015
£280,0007 Willow Way, Bottisham, Cambridge, CB25 9BS
Sold Sept 2007
£249,5003 Willow Way, Bottisham, Cambridge, CB25 9BS
Sold Nov 2001
£156,000
Everything we know about 11 Willow Way, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Willow Way homes
11 Willow Way is notably below the street on price per m².
Price per m²
£2,029
Street avg £2,891
Floor Area
110 m²
Street avg 111 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.1 t/year
Street avg 5.1 t/year
Similar properties nearby
1 Bluebell Woods, Ely Road, Waterbeach
CB25 9NW
1 Bannold Box Cottages, Long Drove, Waterbeach
CB25 9LP
1 Banworth Lane, Landbeach
CB25 9FS
1 Cammell Walk, Waterbeach
CB25 9LT
1 Abbots Way, Horningsea
CB25 9JN
1 Bradens Field, Bottisham
CB25 9SA
1 Ancient Meadows, Bottisham
CB25 9AX
1 Abrahams Close, Landbeach
CB25 9FY
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Closest school
0.2 km
Bottisham Community Primary School. 4 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
47.6dB
Night-time· 23:00 – 07:00
38.9dB