8 Hoarstone is a three-bedroom semi-detached house in Hagley, Stourbridge, Stourbridge (DY8 2XF). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2013) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since May 2011. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Good to Average and lighting dropped from Average to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from September 2013, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Today's modelled estimate of £353,000 sits 58.3% above the 2011 sale of £223,000. On a £-per-square-foot basis, the last sale (£235/sq ft) was about 25.2% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Last changed hands 15 years ago, in August 2011.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Recommended upgrades on file would lift this property by multiple EPC bands.
This certificate is over 10 years old and is no longer valid.Expired 19 Sept 2023
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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8 Hoarstone valuation sits well clear of the typical sold price in this postcode.
£353,000
Modelled from EPC, postcode comparables.
£223,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Years Held for 8 Hoarstone runs comfortably ahead of the street norm.
Price per m²
£2,534
Street avg £3,913
Floor Area
88 m²
Street avg 102 m²
Habitable Rooms
5 rooms
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Rising year-on-year across the wider district.
Nearest stop
0.5 km
Haybridge High School — bus stop.

Daytime· 07:00 – 23:00
44.3dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Window efficiency improved
Low energy lighting percentage decreased
Extension: Single storey · Side and rear of property
Ground floor single storey side and rear extension.
Loft Conversion with full width dormer to the rear
26 August 2011Most recent
£223,000
Median price across the last 5 sales in DY8 2XF: £465,000 (2025–2017).

Street avg 6 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.7 t/year
DY8 2AS
Closest school
0.4 km
Hagley Catholic High School. 7 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
36.6dB