Model valuation£417,0008 Busby Close
Local market context
28 Watson Road, Blackpool, FY4 1EG
Estimated value
£228,000
- Since the 2026 sale (£244,950)-7%
- Against FY4 1EG's recent median (£262,000)-13%
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
Bedrooms
3
Bathroom
1
Floor area
131 m²
1410 sq ft
Energy rating
D
Score 65
Council tax
Band D
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
£228,000
- Against its 2026 sale (£244,950)-7%
- Against FY4 1EG's recent median (£262,000)-13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Watson Road is modelled from its 131 m² EPC floor area, its 2 recorded sales 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
131 m² from the EPC lodged in November 2025
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in FY4 1EG
5 sales, median £262,000 (2025–2023)
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.
28 Watson Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 March 2026Most recent
£244,950
+60.6%over 5 years15 March 2021
£152,500
Median price across the last 5 sales in FY4 1EG: £262,000 (2025–2023).
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
One time fee only - money back guarantee
About 28 Watson Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Watson Road is a three-bedroom semi-detached house in Blackpool (FY4 1EG). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2025) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2021. Between certificates, wall efficiency went from Average to Good and roof efficiency went from Very Poor to Very Good; while window efficiency dropped from Good to Poor and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 72).
It changed hands recently, sold March 2026 for £244,950. Across 2021–2026, sale prices on this property compounded at 9.9% per year. On a £-per-square-foot basis, the last sale (£174/sq ft) was about 123.7% 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
- Bedrooms3
- Bathrooms1
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- Private gardenSouth-facing
- GarageDetached
Building
- Central heatingYes
Before you decide
Everything you need to know about 28 Watson Road
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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.
Current Certificate(1 of 2)
Nov 2025
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 November 2035
Property Improvements
Changes detected from historical EPC data
Nov 2025from Feb 2021
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Walls
AverageGood
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 28 Watson Road, Blackpool, FY4 1EG, sourced from the PlanIt planning register.
28 Watson Road 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 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 28 Watson Road runs well behind the street norm.
Price per m²
£1,870
Street avg £1,764
Floor Area
131 m²
Street avg 162 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
5.4 t/year
Street avg 7.9 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
Get a survey for this property
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Early 20th centurySemi-Detached HouseEPC D
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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 28 Watson Road is modelled from its 131 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 28 Watson Road. 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 28 Watson Road was lodged in November 2025 at band D and is valid until November 2035. 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 28 Watson Road. 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
- 28 Watson Road 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 28 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
- 28 Watson Road, Blackpool 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