Model valuation£417,0008 Busby Close
Local market context
Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
Extendable4 sales on record1 planning record
Estimated value
£610,000
- Since the 2025 sale (£595,000)+3%
- Against DN5 7TA's recent median (£295,000)+107%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
228 m²
2454 sq ft
Energy rating
F
Score 30
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
£610,000
- Against its 2025 sale (£595,000)+3%
- Against DN5 7TA's recent median (£295,000)+107%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Boxtree House is modelled from its 228 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in DN5 7TA. 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
228 m² from the EPC lodged in May 2024
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in DN5 7TA
5 sales, median £295,000 (2024–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on Boxtree House was the highest on Land Registry record across the postcode.
Sales timeline
21 March 2025Most recent
£595,000
+49.1%over 10 years28 August 2014
£399,000
+47.8%over 5 years14 July 2009
£270,000
+50.0%over 9 years17 August 1999
£180,000
Median price across the last 5 sales in DN5 7TA: £295,000 (2024–2008).
Nearby sales in DN5 7TA
14 Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
Sold Sept 2024
£340,00016 Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
Sold Sept 2019
£375,000Silverstone, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
Sold Feb 2014
£225,000Byways, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
Sold Feb 2012
£206,850
What this page doesn't show
1 potential issue has already been flagged for Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA. 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 Boxtree House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Boxtree House is a four-bedroom detached house in High Melton, Doncaster, Doncaster (DN5 7TA). It has a recorded floor area of 228 m² (around 2454 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (May 2024) shows an F (score 30), near the bottom of the EPC scale. The rating has held steady at F across 5 certificates since January 2009. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Average to Good and lighting went from Poor to Very Good; while main heating dropped from Average to Poor. The recommended improvements would lift it to D (score 58), a 2-band jump. Main heating runs on bulk wood pellets. Other recorded features include a self-contained annexe. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
At 228 m² the property is well over the postcode median (156 m² across 5 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). It changed hands recently, sold March 2025 for £595,000. One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2025, sale prices on this property compounded at 4.8% per year. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 74.1% above the typical sold price in the postcode.
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
- Bedrooms4
- Bathrooms2
- Utility roomYes
- CloakroomYes
Outside
- Private gardenYes
- GarageDouble
Building
- Period featuresYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about Boxtree House
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 5)
May 2024
EPC Rating
A
B
C
D
E
F
F30
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Good
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 May 2034
Property Improvements
Changes detected from historical EPC data
Apr 2014from Jan 2009
EPC improved fromF32toD55
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
10%100%
More low energy lighting installed
Jan 2015from Apr 2014
EPC improved fromD55toF38
Low Energy Lighting
100%48%
Low energy lighting percentage decreased
Jun 2015from Jan 2015
EPC improved fromF38toE51
Roof
Very PoorGood
Roof insulation improved
Low Energy Lighting
48%6%
Low energy lighting percentage decreased
May 2024from Jun 2015
EPC improved fromE51toF30
Main Fuel
OilWood
Changed to a more efficient fuel source
Hot Water
Main SystemSolar
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
6%100%
More low energy lighting installed
Renewable Energy
NoneSolar HW
Solar water heating installed
Planning history
Applications and permits filed against Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA, sourced from the PlanIt planning register.
Boxtree House has an approved single-storey rear extension on the planning record.
1 application on record at Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA
1decisions1extensions14documents6nearby
- May 2022ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Demolition of existing wall to utility and erection of new single storey rear extension
- Documents
- 14 docs on file
- Reference
- 22/00434/FUL
Unlock Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Hangman Stone Lane homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Boxtree House is notably below the street on years held.
Price per m²
£2,610
Street avg £1,909
Floor Area
228 m²
Street avg 171 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 t/year
Street avg 8.8 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Doncaster district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
400/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Doncaster Road/Hangman Stone Lane — bus stop.
Closest school
2.5 km
Denaby Main Primary Academy. 7 schools nearby.
Nearest schools
- Denaby Main Primary AcademyPrimary2.5km
- Windhill Primary SchoolPrimary2.6km
- Barnburgh Primary AcademyPrimary2.6km
- St Alban's Catholic Primary and Nursery SchoolPrimary2.7km
Nearest stops
- Doncaster Road/Hangman Stone LaneBus stop207m
- Doncaster Road/Sheep LaneBus stop562m
- Melton Road/Cadeby LaneBus stop667m
- Doncaster Road/Melton Mill LaneBus stop728m
Most reported crime locally
- Violence & Sexual Offences1,582 reports33%
- Anti-social Behaviour730 reports15%
- Shoplifting428 reports9%
- Criminal Damage & Arson425 reports9%
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 DN5 7TA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.4dB
Night-time· 23:00 – 07:00
35.6dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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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 Boxtree House is modelled from its 228 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in DN5 7TA. 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. 4 sales are recorded for Boxtree House. 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 Boxtree House was lodged in May 2024 at band F and is valid until May 2034. 5 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Boxtree House. 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 12 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from DN5 7TA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Boxtree House 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 Boxtree House, Hangman Stone Lane, High Melton, Doncaster, DN5 7TA. Each answer is also embedded as structured data for search engines.
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