Model valuation£417,0008 Busby Close
Local market context
85 Larkfield Road, Harrogate, HG2 0BU
2 planning records
Estimated value
£426,000
- Since the 2010 sale (£250,000)+70%
- Against HG2 0BU's recent median (£300,000)+42%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathroom
1
Floor area
131 m²
1410 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£426,000
- Against its 2010 sale (£250,000)+70%
- Against HG2 0BU's recent median (£300,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Larkfield Road is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HG2 0BU. 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 August 2023
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in HG2 0BU
5 sales, median £300,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
85 Larkfield Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 March 2010Most recent
£250,000
+13.6%over 3 years26 January 2007
£220,000
Median price across the last 5 sales in HG2 0BU: £300,000 (2025–2021).
Nearby sales in HG2 0BU
What this page doesn't show
1 potential issue has already been flagged for 85 Larkfield Road, Harrogate, HG2 0BU. 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
One time fee only - money back guarantee
About 85 Larkfield Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 Larkfield Road is a four-bedroom semi-detached house in Harrogate (HG2 0BU). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (August 2023) shows a C (score 72). When first surveyed in September 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average and lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 81). Records show the property has been extended at some point in its history.
It hasn't traded since March 2010, a hold of 16 years that's notably long for the area. At 131 m² the property is well over the postcode median (85 m² across 13 EPCs), placing it in the larger end of the local stock. Across 2007–2010, sale prices on this property compounded at 4.1% per year. Today's modelled estimate of £426,000 sits 70.4% above the 2010 sale of £250,000. On a £-per-square-foot basis, the last sale (£177/sq ft) was about 29.5% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Bedrooms4
- Bathrooms1
- Dining roomYes
- StudyYes
Outside
- Private gardenRear
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 85 Larkfield Road
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)
Aug 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.6 t/year
Occupancy
Rented
Certificate validity
Valid until 3 August 2033
Property Improvements
Changes detected from historical EPC data
Aug 2023from Sept 2009
EPC improved fromD58toC72
Hot Water
Very GoodGood
Hot water efficiency decreased
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 85 Larkfield Road, Harrogate, HG2 0BU, sourced from the PlanIt planning register.
85 Larkfield Road has 2 separate extension applications on the council record.
2 applications on record at 85 Larkfield Road, Harrogate, HG2 0BU
2decisions2extensions32documents2nearby
- May 2016ExtensionFullOutcome in report
Extension: Part single, part two storey
Erection of single storey and two storey extension.
- Documents
- 18 docs on file
- Reference
- 16/01247/FUL
- More recent applications — locked
- ExtensionSept 2016Decision
Unlock 85 Larkfield Road, Harrogate, HG2 0BU'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, plus 2 notable nearby
- The 32 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Larkfield Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 85 Larkfield Road runs comfortably ahead of the street norm.
Price per m²
£1,908
Street avg £3,113
Floor Area
131 m²
Street avg 80 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.8 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
141/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Larkfield Way — bus stop.
Closest school
0.8 km
Rossett School. 13 schools nearby.
Nearest schools
- Rossett SchoolSecondary815m
- Rossett Acre Primary SchoolPrimary868m
- Harrogate Grammar SchoolSecondary1.2km
- Western Primary SchoolPrimary1.5km
Nearest stops
- Larkfield WayBus stop72m
- Plantation RoadBus stop151m
- Harlow PinesBus stop158m
- Beckwith KnowleBus stop174m
Most reported crime locally
- Violence & Sexual Offences675 reports37%
- Anti-social Behaviour358 reports19%
- Shoplifting184 reports10%
- Criminal Damage & Arson136 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 HG2 0BU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.8dB
Night-time· 23:00 – 07:00
39.2dB
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
Late 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Belmont Road
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4 bed2 bath
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£543k
1 Cundall Way
HG2 0DY
4 bed2 bath
£572k
1 Beechwood Crescent
HG2 0PA
4 bed
£618k
1 Harlow Manor Park
HG2 0EG
4 bed2 bath
£402k
1 Harlow Oval Court, Harlow Oval
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3 bed1 bath
£471k
1 Freemans Court, Cold Bath Road
HG2 0FL
3 bed2 bath
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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 85 Larkfield Road is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HG2 0BU. 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 85 Larkfield 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 85 Larkfield Road was lodged in August 2023 at band C and is valid until August 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 85 Larkfield 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 13 months, which places each incident at an approximate point. The 13 schools and 30 stops listed are measured in a straight line from HG2 0BU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85 Larkfield 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 85 Larkfield Road, Harrogate, HG2 0BU. Each answer is also embedded as structured data for search engines.
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