Model valuation£417,0008 Busby Close
Local market context
Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL
Notable views2 planning records
Estimated value
£455,000
- Since the 2020 sale (£355,000)+28%
- Against HR2 8BL's recent median (£400,000)+14%
Newest record on this page: November 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
87 m²
936 sq ft
Energy rating
D
Score 56
Council tax
Band C
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
£455,000
- Against its 2020 sale (£355,000)+28%
- Against HR2 8BL's recent median (£400,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Merry Cottage is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HR2 8BL. 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
87 m² from the EPC lodged in February 2019
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in HR2 8BL
5 sales, median £400,000 (2020–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2020 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
6 May 2020Most recent
£355,000
Median price across the last 5 sales in HR2 8BL: £400,000 (2020–2018).
Nearby sales in HR2 8BL
Ashley Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL
Sold Sept 2020
£290,000Grafton House, Grafton Lane, Grafton, Hereford, HR2 8BL
Sold Jun 2020
£400,000Ashley Farm, Grafton Lane, Grafton, Hereford, HR2 8BL
Sold Dec 2019
£220,000The Green, Grafton Lane, Grafton, Hereford, HR2 8BL
Sold Jul 2019
£530,000New House Farm Barn, Grafton Lane, Grafton, Hereford, HR2 8BL
Sold Nov 2018
£550,000
What this page doesn't show
1 potential issue has already been flagged for Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL. 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 Merry Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Merry Cottage is a four-bedroom semi-detached house in Grafton, Hereford, Hereford (HR2 8BL). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (February 2019) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to A (score 97), a 3-band jump. Other recorded features include notable views.
At 87 m² it sits well below the postcode median (131 m² across 18 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a porch and a conservatory, meaningful when judging how the property has evolved. Today's modelled estimate of £455,000 is 28.2% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£379/sq ft) was about 97.2% above the typical sold price in the postcode. Sold May 2020 for £355,000.
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
- Bathrooms2
Outside
- Private gardenYes
- GarageDouble
- Notable viewsYes
Before you decide
Everything you need to know about Merry 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Feb 2019EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 February 2029
Planning history
Applications and permits filed against Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL, sourced from the PlanIt planning register.
2 applications on record at Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL
2decisions1extensions24documents3nearby
- Feb 2001PorchFullOutcome in report
Removal of existing porch & replacing with a new utility room come porch. Construction of new conservatory.
ExtensionConservatory- Documents
- 9 docs on file
- Reference
- DS000742/F
- More recent applications — locked
- Change Of UseNov 2020Decision
Unlock Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL'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 3 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Grafton Lane homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Merry Cottage stands well clear of the street.
Price per m²
£4,080
Street avg £2,575
Floor Area
87 m²
Street avg 177 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
4.5 t/year
Street avg 7.1 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Hereford district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
183/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Treago Grove — bus stop.
Closest school
1.0 km
The Hereford Church of England Academy. 7 schools nearby.
Nearest schools
- The Hereford Church of England AcademySecondary970m
- Marlbrook Primary SchoolPrimary1.3km
- Our Lady's RC Primary SchoolPrimary1.9km
- Riverside Primary SchoolPrimary2.1km
Nearest stops
- Treago GroveBus stop653m
- Bronsil CloseBus stop785m
- Pixley WalkBus stop817m
- Kilpeck AvenueBus stop842m
Most reported crime locally
- Violence & Sexual Offences1,047 reports44%
- Anti-social Behaviour358 reports15%
- Criminal Damage & Arson208 reports9%
- Other Theft175 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 HR2 8BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.5dB
Night-time· 23:00 – 07:00
35.9dB
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
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, 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.
£460k
1 Copper Beeches Close, Much Dewchurch
HR2 8DX
4 bed
£405k
1 Graftonbury Court, Grafton Lane, Grafton
HR2 8FA
4 bed
£520k
1 Clifton Close, St Weonards
HR2 8FN
4 bed3 bath
£453k
1 Coronation Villas, Kingsthorne
HR2 8AL
3 bed1 bath
£502k
1 Grafton Meadow, Grafton Lane, Grafton
HR2 8FE
3 bed2 bath
£418k
1 Court Farm Barn, Much Birch
HR2 8HT
2 bed2 bath
£447k
1 Cwm Maddoc Barns, Broad Oak
HR2 8QZ
£412k
1 Cedar Close, Much Dewchurch
HR2 8FG
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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 Merry Cottage is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HR2 8BL. 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 Merry 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 Merry Cottage was lodged in February 2019 at band D and is valid until February 2029. 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 Merry 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 13 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from HR2 8BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Merry Cottage is in council tax band C. 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 Merry Cottage, Grafton Lane, Grafton, Hereford, HR2 8BL. Each answer is also embedded as structured data for search engines.
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