Model valuation£417,0008 Busby Close
Local market context
8 Blacksmith Lane, Colchester, CO2 7NQ
EPC B
Estimated value
£351,000
- Since the 2021 sale (£318,000)+10%
- Against CO2 7NQ's recent median (£199,995)+76%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
3
Bathrooms
2
Floor area
111 m²
1195 sq ft
Energy rating
B
Score 81
Council tax
Band D
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
£351,000
- Against its 2021 sale (£318,000)+10%
- Against CO2 7NQ's recent median (£199,995)+76%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Blacksmith Lane is modelled from its 111 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CO2 7NQ. 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
111 m² from the EPC lodged in November 2015
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in CO2 7NQ
5 sales, median £199,995 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
12 March 2021Most recent
£318,000
+15.6%over 5 years18 December 2015
£274,995
Median price across the last 5 sales in CO2 7NQ: £199,995 (2025–2016).
Nearby sales in CO2 7NQ
What this page doesn't show
1 potential issue has already been flagged for 8 Blacksmith Lane, Colchester, CO2 7NQ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 8 Blacksmith Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Blacksmith Lane is a three-bedroom property in Colchester (CO2 7NQ). It has a recorded floor area of 111 m² (around 1195 sq ft) and council tax band D. The latest certificate (November 2015) returns a B (score 81), comfortably above the UK average. The latest certificate is from November 2015, so improvements made since then won't be reflected.
At 111 m² the property is well over the postcode median (61 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Across 2015–2021, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £351,000 is 10.4% above the 2021 sale price. Most recent transfer: March 2021 at £318,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms2
Before you decide
Everything you need to know about 8 Blacksmith Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.0 t/year
Occupancy
—
Certificate validity
Expired on 27 November 2025
Planning history
Applications and permits filed against 8 Blacksmith Lane, Colchester, CO2 7NQ, sourced from the PlanIt planning register.
8 Blacksmith Lane has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Blacksmith Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 8 Blacksmith Lane runs comfortably ahead of the street norm.
Price per m²
£2,865
Street avg £3,347
Floor Area
111 m²
Street avg 76 m²
CO₂ Emissions
2.0 t/year
Street avg 1.9 t/year
Years Held
5 years
Street avg 8 years
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Colchester district page.
Crime
311/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Dragoon Rd — bus stop.
Closest school
0.3 km
Hamilton Primary School. 32 schools nearby.
Nearest schools
- Hamilton Primary SchoolPrimary292m
- Colchester Royal Grammar SchoolSecondary606m
- St John's Green Primary SchoolPrimary758m
- The Sixth Form College Colchester16 plus1.1km
Nearest stops
- Dragoon RdBus stop93m
- Salisbury AvenueBus stop224m
- Hamilton RoadBus stop235m
- Goojerat RoadBus stop350m
Most reported crime locally
- Violence & Sexual Offences1,964 reports45%
- Anti-social Behaviour433 reports10%
- Vehicle Crime333 reports8%
- Public Order314 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 CO2 7NQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
40.3dB
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 2 HomeBuyer Report
HouseEPC B
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 8 Blacksmith Lane is modelled from its 111 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CO2 7NQ. 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 8 Blacksmith Lane. 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 8 Blacksmith Lane was lodged in November 2015 at band B and expired in November 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Blacksmith Lane. 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 14 months, which places each incident at an approximate point. The 32 schools and 30 stops listed are measured in a straight line from CO2 7NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Blacksmith Lane is in council tax band D. 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 8 Blacksmith Lane, Colchester, CO2 7NQ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in CO2 7NQSold prices, values and energy ratings for the postcode
- CO 2 property marketPrices, postcodes, schools and transport across the district
- 8 Blacksmith Lane, Colchester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales