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22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW

EPC B2 planning records

Estimated value

£785,000

  • Since the 2022 sale (£635,000)+24%
  • Against HG3 1FW's recent median (£430,000)+83%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
6
Bathrooms
3
Floor area
207 m²
2228 sq ft
Energy rating
B
Score 86
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Valuation

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

£785,000

  • Against its 2022 sale (£635,000)+24%
  • Against HG3 1FW's recent median (£430,000)+83%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Duncombe Grove is modelled from its 207 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HG3 1FW. 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

    207 m² from the EPC lodged in June 2022

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in HG3 1FW

    5 sales, median £430,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 29 June 2022Most recent

    £635,000

Median price across the last 5 sales in HG3 1FW: £430,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW. 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

Overview

About 22 Duncombe Grove

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Duncombe Grove is a six-bedroom detached house in Beckwithshaw, Harrogate, Harrogate (HG3 1FW). It has a recorded floor area of 207 m² (around 2228 sq ft) and construction records dating it to 2020. The latest certificate (June 2022) returns a high B (score 86), putting the home a stone's throw from an A rating.

At 207 m² the property is well over the postcode median (122 m² across 19 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. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £785,000 is 23.6% above the 2022 sale price. Last sale on file: £635,000 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
  • Bathrooms3
  • Open-plan layoutYes
  • Dining roomYes
  • EnsuiteYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 22 Duncombe Grove

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

Current Certificate
Jun 2022

EPC Rating

A
B
B86
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.9 t/year
Occupancy
—

Certificate validity

Valid until 28 June 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW, sourced from the PlanIt planning register.

22 Duncombe Grove has 2 separate extension applications on the council record.

2 applications on record at 22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW

2decisions2extensions18documents2nearby
  1. Nov 2024
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Certificate of lawfulness proposed single storey rear extension (as shown on drawing no. 1582-101 and 1582-103, received on 7th October 2024 and on drawing no. 1582-101 rev A, received on 15th October 2024)

    Documents
    9 docs on file
    Reference
    HGTZC24/03393/CLOPUD
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW'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 18 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Duncombe Grove homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 22 Duncombe Grove stands well clear of the street.

Price per m²

£3,068

Street avg £3,477

Strongly below

Floor Area

207 m²

Street avg 136 m²

Strongly above

CO₂ Emissions

2.9 t/year

Street avg 2.1 t/year

Strongly below

Years Held

4 years

Street avg 3 years

Strongly above
Area

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.
Full Harrogate report

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

0.6 km

Harlow Grange Park — bus stop.

Closest school

1.1 km

Beckwithshaw Community Primary School. 7 schools nearby.

Nearest schools

  • Beckwithshaw Community Primary SchoolPrimary1.1km
  • Rossett SchoolSecondary1.6km
  • Rossett Acre Primary SchoolPrimary1.7km
  • Harrogate Grammar SchoolSecondary2.1km

Nearest stops

  • Harlow Grange ParkBus stop635m
  • Beckwith KnowleBus stop749m
  • Harlow PinesBus stop796m
  • Larkfield WayBus stop978m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HG3 1FW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HG3 1FW

Daytime· 07:00 – 23:00

47.9dB

Low
Night-time road noise heatmap for HG3 1FW

Night-time· 23:00 – 07:00

38.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryDetached HouseEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £995 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.4m

1 Burn Bridge Road, Burn Bridge

HG3 1NS

6 bed5 bath
£1.5m

1 All Saints Court, Church Lane, Pannal

HG3 1NH

6 bed4 bath
£952k

1 Burn Bridge Oval, Burn Bridge

HG3 1LR

5 bed2 bath
£834k

1 Brame Hall Farm, Norwood

HG3 1SB

4 bed
£650k

1 Clark Beck Close

HG3 1RS

4 bed
£468k

1 Flaxton Terrace, Pannal

HG3 1JU

4 bed
£755k

1 Ashby Place

HG3 1GH

£720k

1 Blackthorn Lane, Burn Bridge

HG3 1NZ

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 Duncombe Grove is modelled from its 207 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HG3 1FW. 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 22 Duncombe Grove. 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 Duncombe Grove was lodged in June 2022 at band B and is valid until June 2032. 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 22 Duncombe Grove. 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 7 schools and 30 stops listed are measured in a straight line from HG3 1FW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Duncombe Grove, Beckwithshaw, Harrogate, HG3 1FW. Each answer is also embedded as structured data for search engines.

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