Model valuation£417,0008 Busby Close
Local market context
8a, Watson Road, Blackpool, FY4 1EG
3 sales on record2 planning records
Estimated value
£217,000
- Since the 2004 sale (£100,000)+117%
- Against FY4 1EG's recent median (£244,950)-11%
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
End terrace
Bedrooms
6
Floor area
195 m²
2099 sq ft
Energy rating
D
Score 59
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
£217,000
- Against its 2004 sale (£100,000)+117%
- Against FY4 1EG's recent median (£244,950)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8a is modelled from its 195 m² EPC floor area, its 3 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
195 m² from the EPC lodged in April 2015
Sales of this home
3 sales recorded, the latest in 2004
Recent sales in FY4 1EG
5 sales, median £244,950 (2026–2024)
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 | 1 of 2 applications | 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.
8a saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
6 June 2004Most recent
£100,000
+1.0%over 3 years28 May 2001
£99,000
-5.7%over 6 years9 May 1995
£105,000
Median price across the last 5 sales in FY4 1EG: £244,950 (2026–2024).
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 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8a is a six-bedroom end-of-terrace house in Blackpool (FY4 1EG). It has a recorded floor area of 195 m² (around 2099 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (April 2015) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 80). The latest certificate is from April 2015, so improvements made since then won't be reflected.
It hasn't traded since June 2004, a hold of 22 years that's notably long for the area. At 195 m² the property is well over the postcode median (129 m² across 30 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 1995–2004, sale prices on this property compounded at -0.5% per year. Today's modelled estimate of £217,000 sits 117% above the 2004 sale of £100,000. On a £-per-square-foot basis, the last sale (£48/sq ft) was about 43.2% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused.
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
- Bedrooms6
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingAllocated
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 8a
The true value, the hidden risks and the full sale history, in one report.
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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.
8a's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2025
Current Certificate
Apr 2015EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 April 2025
Planning history
Applications and permits filed against 8a, Watson Road, Blackpool, FY4 1EG, sourced from the PlanIt planning register.
2 applications on record at 8a, Watson Road, Blackpool, FY4 1EG
2decisions19documents
- Mar 2007FullOutcome in report
Use of premises as a single private dwellinghouse.
- Documents
- 8 docs on file
- Reference
- 07/0126
- More recent applications — locked
- ConditionsJan 2017Decision
Unlock 8a, Watson Road, Blackpool, FY4 1EG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- The 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Watson Road homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
8a is notably below the street on price per m².
Price per m²
£513
Street avg £1,848
Floor Area
195 m²
Street avg 159 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
9.2 t/year
Street avg 7.7 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
Level 2 HomeBuyer Report
Early 20th centuryEnd-Terrace 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 8a is modelled from its 195 m² EPC floor area, its 3 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. 3 sales are recorded for 8a. 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 8a was lodged in April 2015 at band D and expired in April 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 8a. 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
- 8a 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 8a, 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
- 8a, 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