Model valuation£417,0008 Busby Close
Local market context
Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN
4 sales on record3 planning records
Estimated value
£516,000
- Since the 2022 sale (£452,500)+14%
- Against HG3 1AN's recent median (£265,000)+95%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathrooms
2
Floor area
82 m²
883 sq ft
Energy rating
D
Score 61
Council tax
Band E
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
£516,000
- Against its 2022 sale (£452,500)+14%
- Against HG3 1AN's recent median (£265,000)+95%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cherry Tree Cottage is modelled from its 82 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HG3 1AN. 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
82 m² from the EPC lodged in April 2018
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in HG3 1AN
5 sales, median £265,000 (2025–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Sale price has grown by over 3x since 1998.
Sales timeline
9 December 2022Most recent
£452,500
+32.3%over 2 years7 January 2020
£342,000
+71.0%over 17 years11 March 2002
£200,000
+53.8%over 3 years29 April 1998
£130,000
Median price across the last 5 sales in HG3 1AN: £265,000 (2025–2012).
Nearby sales in HG3 1AN
3 Beech Lane, Spofforth, Harrogate, HG3 1AN
Sold Sept 2025
£285,0001 Beech Lane, Spofforth, Harrogate, HG3 1AN
Sold Oct 2020
£525,1128 Beech Lane, Spofforth, Harrogate, HG3 1AN
Sold Nov 2012
£156,00012 Beech Lane, Spofforth, Harrogate, HG3 1AN
Sold Nov 2012
£265,0002 Beech Lane, Spofforth, Harrogate, HG3 1AN
Sold Nov 2008
£250,000
What this page doesn't show
1 potential issue has already been flagged for Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN. 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 Cherry Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cherry Tree Cottage is a two-bedroom detached house in Spofforth, Harrogate, Harrogate (HG3 1AN). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (April 2018) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77).
At 82 m² the property is well over the postcode median (50 m² across 12 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Last sale on file: £452,500 in December 2022. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1998–2022, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £516,000 is 14% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£513/sq ft) was about 122% 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
- Bedrooms2
- Bathrooms2
Before you decide
Everything you need to know about Cherry Tree Cottage
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
Apr 2018EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 April 2028
Planning history
Applications and permits filed against Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN, sourced from the PlanIt planning register.
A recent planning application at Cherry Tree Cottage was refused — worth checking the council file.
3 applications on record at Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN
3decisions2extensions21documents2nearby
Flagged:Conservation area
- Dec 2020Tree WorksTreesOutcome in report
Felling of 1no. Cypress Tree (T1), reduction of canopy dimensions by 2m leaving 6m height and 3m radial spread to 1no. Cherry Tree (T2), felling of 1no. Thuja Tree, within Spofforth Conservation Area.
Conservation Area- Documents
- 3 docs on file
- Reference
- 20/04376/TCON
- More recent applications — locked
- ExtensionNov 2023Decision
- ExtensionSept 2023Decision
Unlock Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 21 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beech Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Cherry Tree Cottage outperforms the street on price per m² by a wide margin.
Price per m²
£5,518
Street avg £3,654
Floor Area
82 m²
Street avg 73 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.8 t/year
Street avg 4.4 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
81/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The Castle — bus stop.
Closest school
0.3 km
Spofforth Church of England Controlled Primary School. 3 schools nearby.
Nearest schools
- Spofforth Church of England Controlled Primary SchoolPrimary257m
- Follifoot Church of England Primary SchoolPrimary2.4km
- Sicklinghall Community Primary SchoolPrimary2.9km
Nearest stops
- The CastleBus stop112m
- Castle SchoolBus stop125m
- Clive RoadBus stop131m
- Massey FoldBus stop385m
Most reported crime locally
- Violence & Sexual Offences537 reports44%
- Anti-social Behaviour201 reports17%
- Other Theft76 reports6%
- Burglary74 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 HG3 1AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
39.5dB
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
Late 20th centuryDetached 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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1 Beech Lane, Spofforth
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3 bed2 bath
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1 Columbine Terrace, Spofforth
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3 bed2 bath
£720k
1 Blackthorn Lane, Burn Bridge
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3 bed1 bath
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1 Church Hill, Spofforth
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3 bed1 bath
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1 Flaxton Terrace, Pannal
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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 Cherry Tree Cottage is modelled from its 82 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HG3 1AN. 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. 4 sales are recorded for Cherry Tree Cottage. 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 Cherry Tree Cottage was lodged in April 2018 at band D and is valid until April 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Cherry Tree Cottage. 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 3 schools and 23 stops listed are measured in a straight line from HG3 1AN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cherry Tree Cottage is in council tax band E. 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 Cherry Tree Cottage, Beech Lane, Spofforth, Harrogate, HG3 1AN. Each answer is also embedded as structured data for search engines.
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