Model valuation£417,0008 Busby Close
Local market context
22 Arncliffe Road, Harrogate, HG2 8NQ
1 planning record
Estimated value
£533,000
- Since the 2004 sale (£265,000)+101%
- Against HG2 8NQ's recent median (£560,000)-5%
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
Semi-detached
Habitable rooms
6
From EPC
Floor area
137 m²
1475 sq ft
Energy rating
E
Score 51
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
£533,000
- Against its 2004 sale (£265,000)+101%
- Against HG2 8NQ's recent median (£560,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Arncliffe Road is modelled from its 137 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HG2 8NQ. 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
137 m² from the EPC lodged in November 2013
Sales of this home
2 sales recorded, the latest in 2004
Recent sales in HG2 8NQ
5 sales, median £560,000 (2025–2023)
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.
22 Arncliffe Road has more than doubled in price since the earliest registered sale in 1997.
Sales timeline
21 September 2004Most recent
£265,000
+179.1%over 7 years24 July 1997
£94,950
Median price across the last 5 sales in HG2 8NQ: £560,000 (2025–2023).
Nearby sales in HG2 8NQ
What this page doesn't show
1 potential issue has already been flagged for 22 Arncliffe Road, Harrogate, HG2 8NQ. 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 22 Arncliffe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Arncliffe Road is a semi-detached house in Harrogate (HG2 8NQ). It has a recorded floor area of 137 m² (around 1475 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2013) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 68). The latest certificate is from November 2013, so improvements made since then won't be reflected.
Held since September 2004 — that's 22 years off the open market, well above the local norm. At 137 m² the property is well over the postcode median (105 m² across 15 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. Across 1997–2004, sale prices on this property compounded at 15.4% per year. Today's modelled estimate of £533,000 sits 101.1% above the 2004 sale of £265,000. On a £-per-square-foot basis, the last sale (£180/sq ft) was about 39.1% below the postcode norm. One planning record on file: an extension approved in 2012. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 22 Arncliffe 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.
22 Arncliffe Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 November 2023
Planning history
Applications and permits filed against 22 Arncliffe Road, Harrogate, HG2 8NQ, sourced from the PlanIt planning register.
22 Arncliffe Road has an approved single-storey extension on the planning record.
1 application on record at 22 Arncliffe Road, Harrogate, HG2 8NQ
1decisions1extensions8documents7nearby
- Oct 2012ExtensionFullOutcome in report
Extension: Single storey
Erection of single storey extension.
- Documents
- 8 docs on file
- Reference
- 12/03203/FUL
Unlock 22 Arncliffe Road, Harrogate, HG2 8NQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 7 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Arncliffe Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Arncliffe Road is notably below the street on epc rating.
Price per m²
£1,934
Street avg £3,540
Floor Area
137 m²
Street avg 112 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
8.0 t/year
Street avg 5.2 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
Windsor Road — bus stop.
Closest school
0.4 km
St John Fisher Catholic Academy. 19 schools nearby.
Nearest schools
- St John Fisher Catholic AcademySecondary353m
- Willow Tree Community Primary SchoolPrimary489m
- St Aidan's Church of England High SchoolSecondary646m
- Oatlands Community Junior SchoolPrimary1.2km
Nearest stops
- Windsor RoadBus stop137m
- HarrogateBus stop170m
- Wayside Avenue Jct Wayside CresBus stop233m
- Arncliffe RdBus stop264m
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 8NQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
38.9dB
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 E
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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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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 22 Arncliffe Road is modelled from its 137 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HG2 8NQ. 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 22 Arncliffe 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 22 Arncliffe Road was lodged in November 2013 at band E and expired in November 2023, 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. 1 application is matched to 22 Arncliffe 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 19 schools and 30 stops listed are measured in a straight line from HG2 8NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Arncliffe 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 22 Arncliffe Road, Harrogate, HG2 8NQ. Each answer is also embedded as structured data for search engines.
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- Every home in HG2 8NQSold prices, values and energy ratings for the postcode
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- 22 Arncliffe Road, Harrogate valuationHow the estimate is built and what moves it
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