Model valuation£417,0008 Busby Close
Local market context
85a, Skipton Road, Harrogate, HG1 4LF
1 planning record
Estimated value
£160,000
- Since the 2025 sale (£180,000)-11%
- Against HG1 4LF's recent median (£180,000)-11%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Habitable rooms
4
From EPC
Floor area
97 m²
1044 sq ft
Energy rating
D
Score 56
Council tax
Band B
Tenure
Private Rental
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
£160,000
- Against its 2025 sale (£180,000)-11%
- Against HG1 4LF's recent median (£180,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HG1 4LF. 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
97 m² from the EPC lodged in June 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in HG1 4LF
5 sales, median £180,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
Sales timeline
28 March 2025Most recent
£180,000
Median price across the last 5 sales in HG1 4LF: £180,000 (2025–2020).
Nearby sales in HG1 4LF
What this page doesn't show
1 potential issue has already been flagged for 85a, Skipton Road, Harrogate, HG1 4LF. 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
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About 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is an end-of-terrace house in Harrogate (HG1 4LF). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (June 2024) shows a D (score 56), a step below the typical UK home. When first surveyed in March 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 78).
Today's modelled estimate of £160,000 is 11.1% below the 2025 sale of £180,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. One planning application is currently pending a decision in 2025. At 97 m² the property is well over the postcode median (72 m² across 22 EPCs), placing it in the larger end of the local stock. A recent sale: £180,000 in March 2025.
Before you decide
Everything you need to know about 85a
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.
Current Certificate(1 of 2)
Jun 2024
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.9 t/year
Occupancy
Rented
Certificate validity
Valid until 20 June 2034
Property Improvements
Changes detected from historical EPC data
Jun 2024from Mar 2009
EPC improved fromE52toD56
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 85a, Skipton Road, Harrogate, HG1 4LF, sourced from the PlanIt planning register.
An application for HMO conversion is currently awaiting a decision.
1 application on record at 85a, Skipton Road, Harrogate, HG1 4LF
0decisions1extensions30documents6nearby
Flagged:HMO conversion
- May 2025HMOFullOutcome in report
Conversion of vacant residential accomodation (Use Class C2) in to 14 bed HMO to include replacement roof, alterations to fenestration, installation of dormer extension and erection of cycle storage and bin store.
Extension- Documents
- 30 docs on file
- Reference
- 25/01506/FUL
Unlock 85a, Skipton Road, Harrogate, HG1 4LF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 6 notable nearby
- The 30 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Skipton Road homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
On years held, 85a runs well behind the street norm.
Price per m²
£1,856
Street avg £2,400
Floor Area
97 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 2 rooms
CO₂ Emissions
5.9 t/year
Street avg 3.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Harrogate district page.
Crime
216/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Waterloo Street — bus stop.
Closest school
0.2 km
Harrogate, Grove Road Community Primary School. 21 schools nearby.
Nearest schools
- Harrogate, Grove Road Community Primary SchoolPrimary197m
- Harrogate, Bilton Grange Primary SchoolPrimary455m
- Coppice Valley Primary SchoolPrimary631m
- St Joseph's Catholic Primary School, Harrogate, A Voluntary AcademyPrimary714m
Nearest stops
- Waterloo StreetBus stop41m
- Woodfield Road TopBus stop147m
- Grange AvenueBus stop164m
- Grange AvenueBus stop167m
Most reported crime locally
- Violence & Sexual Offences1,085 reports33%
- Anti-social Behaviour686 reports21%
- Shoplifting440 reports14%
- Other Theft213 reports7%
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 HG1 4LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.3dB
Night-time· 23:00 – 07:00
41.7dB
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-era1st Floor MaisonetteEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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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 85a is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HG1 4LF. 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 85a. 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 85a was lodged in June 2024 at band D and is valid until June 2034. 2 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 85a. 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 15 months, which places each incident at an approximate point. The 21 schools and 30 stops listed are measured in a straight line from HG1 4LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85a 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 85a, Skipton Road, Harrogate, HG1 4LF. Each answer is also embedded as structured data for search engines.
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