Model valuation£417,0008 Busby Close
Local market context
13 Cross Cottages, Dedham Road, Boxted, Colchester, CO4 5SH
Estimated value
£335,000
- Since the 2023 sale (£265,000)+26%
- Against CO4 5SH's recent median (£172,500)+94%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
84 m²
904 sq ft
Energy rating
D
Score 61
Council tax
Band C
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
£335,000
- Against its 2023 sale (£265,000)+26%
- Against CO4 5SH's recent median (£172,500)+94%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Cross Cottages is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CO4 5SH. 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
84 m² from the EPC lodged in November 2024
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in CO4 5SH
2 sales, median £172,500 (2021–1996)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
Sales timeline
8 June 2023Most recent
£265,000
Median price across the last 2 sales in CO4 5SH: £172,500 (2021–1996).
What this page doesn't show
2 potential issues have already been flagged for 13 Cross Cottages, Dedham Road, Boxted, Colchester, CO4 5SH. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 13 Cross Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Cross Cottages is a three-bedroom semi-detached house in Boxted, Colchester, Colchester (CO4 5SH). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (November 2024) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in December 2021 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Average to Good and hot-water efficiency went from Poor to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil. Other recorded features include outbuildings and attached land beyond the plot.
At 84 m² the property is well over the postcode median (51 m² across 11 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £335,000 is 26.4% above the 2023 sale price. Sold June 2023 for £265,000.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- OutbuildingsYes
- LandYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 13 Cross Cottages
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2024
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 November 2034
Property Improvements
Changes detected from historical EPC data
Nov 2024from Dec 2021
EPC improved fromF37toD61
Hot Water
PoorAverage
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Planning history
Applications and permits filed against 13 Cross Cottages, Dedham Road, Boxted, Colchester, CO4 5SH, sourced from the PlanIt planning register.
13 Cross Cottages has no planning applications on record.
13
But the area is active
13 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Dedham Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Cross Cottages is notably below the street on co₂ emissions.
EPC Rating
61 (D)
Street avg 76 (C)
Floor Area
84 m²
Street avg 67 m²
CO₂ Emissions
4.3 t/year
Street avg 1.5 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
430/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Cooks Hill — bus stop.
Closest school
0.3 km
Boxted St Peter's Church of England School. 2 schools nearby.
Nearest schools
- Boxted St Peter's Church of England SchoolPrimary257m
- Langham Primary AcademyPrimary2.1km
Nearest stops
- Cooks HillBus stop104m
- Village HallBus stop151m
- Hobbs DriveBus stop392m
- Line CottagesBus stop864m
Most reported crime locally
- Violence & Sexual Offences2,575 reports46%
- Criminal Damage & Arson485 reports9%
- Anti-social Behaviour482 reports9%
- Shoplifting425 reports8%
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 CO4 5SH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.1dB
Night-time· 23:00 – 07:00
36.1dB
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
Mid 20th centurySemi-Detached HouseEPC DNo mains gasPermanent outbuildings
Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 13 Cross Cottages is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CO4 5SH. 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. 1 sale is recorded for 13 Cross Cottages. 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 13 Cross Cottages was lodged in November 2024 at band D and is valid until November 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Cross Cottages. 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 13 months, which places each incident at an approximate point. The 2 schools and 19 stops listed are measured in a straight line from CO4 5SH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Cross Cottages is in council tax band C. 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 13 Cross Cottages, Dedham Road, Boxted, Colchester, CO4 5SH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CO4 5SHSold prices, values and energy ratings for the postcode
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