Model valuation£417,0008 Busby Close
Local market context
23a, Watson Road, Blackpool, FY4 1EG
Estimated value
£128,000
- Since the 2024 sale (£62,000)+106%
- Against FY4 1EG's recent median (£262,000)-51%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
7
From EPC
Floor area
193 m²
2077 sq ft
Energy rating
G
Score 17
Council tax
Band B
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
£128,000
- Against its 2024 sale (£62,000)+106%
- Against FY4 1EG's recent median (£262,000)-51%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23a is modelled from its 193 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in FY4 1EG. 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
193 m² from the EPC lodged in April 2024
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in FY4 1EG
5 sales, median £262,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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
17 July 2024Most recent
£62,000
Median price across the last 5 sales in FY4 1EG: £262,000 (2026–2023).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 23a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23a is a semi-detached house in Blackpool (FY4 1EG). It has a recorded floor area of 193 m² (around 2077 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (April 2024) shows a G (score 17), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 75), a 4-band jump. At 193 m² this is the 22nd smallest of 31 units on EPC record in the building, where floor areas span 24–300 m². The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (17 versus a best of 78).
At 193 m² the property is well over the postcode median (129 m² across 30 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £128,000 sits 106.5% above the 2024 sale of £62,000. On a £-per-square-foot basis, the last sale (£30/sq ft) was about 64% below the postcode norm. Most recent transfer: July 2024 at £62,000.
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Everything you need to know about 23a
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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.
23a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Apr 2024EPC Rating
A
B
C
D
E
F
G
G17
Main Heating
Electric
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 April 2034
Planning history
Applications and permits filed against 23a, Watson Road, Blackpool, FY4 1EG, sourced from the PlanIt planning register.
23a has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Watson Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 23a lags the street by a wide margin.
Price per m²
£321
Street avg £2,772
Floor Area
193 m²
Street avg 103 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
15.0 t/year
Street avg 4.5 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Blackpool district page.
Rail-style transport is unusually close for this postcode.
Crime
420/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Watson Road — bus stop.
Closest school
0.1 km
Thames Primary Academy. 18 schools nearby.
Nearest schools
- Thames Primary AcademyPrimary50m
- Armfield AcademyAll-through323m
- Armfield AcademyAll-through323m
- South Shore AcademySecondary693m
Nearest stops
- Watson RoadBus stop170m
- Watson RoadBus stop173m
- Thames RoadBus stop185m
- Lytham RoadBus stop226m
Most reported crime locally
- Violence & Sexual Offences2,710 reports40%
- Anti-social Behaviour1,657 reports25%
- Criminal Damage & Arson465 reports7%
- Shoplifting377 reports6%
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 FY4 1EG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
41.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th century1st Floor FlatEPC G
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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 23a is modelled from its 193 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in FY4 1EG. 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 23a. 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 23a was lodged in April 2024 at band G and is valid until April 2034. 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 23a. 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 16 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from FY4 1EG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23a is in council tax band B. 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 23a, Watson Road, Blackpool, FY4 1EG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in FY4 1EGSold prices, values and energy ratings for the postcode
- FY 4 property marketPrices, postcodes, schools and transport across the district
- 23a, Watson Road, Blackpool valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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