High Watson House, Clapham, Lancaster, LA2 8HE
About High Watson House
High Watson House is a detached house in Clapham, Lancaster, Lancaster (LA2 8HE). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (June 2015) shows a G (score 10), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 90), a 5-band jump. Main heating runs on dual fuel. The latest certificate is from June 2015, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One historical planning record sits against the property in 2011.
Know exactly what you're buying at High Watson House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
High Watson House 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This certificate is over 10 years old and is no longer valid.Expired 18 Jun 2025
EPC Rating
Planning history
- Nov 2011Change Of UseFullIn report
The siting of a static caravan within garden of High Watson House for occupation solely by members of the family for a temporary period of three years.
- Council
- NCA
- Reference
- 04/2011/11852
What's in High Watson House, Clapham, Lancaster, LA2 8HE's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
High Watson House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£390,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in LA2 8HE: £225,000 (2025–2018).
Nearby sales in LA2 8HE
9 Keasden Heights, Clapham, Lancaster, LA2 8HE
Sold Jan 2025
£352,0001 Keasden Heights, Clapham, Lancaster, LA2 8HE
Sold Feb 2020
£225,0002 Keasden Heights, Clapham, Lancaster, LA2 8HE
Sold Sept 2019
£210,000Coppy House Farm, The Granary, Clapham, Lancaster, LA2 8HE
Sold Mar 2018
£390,0007 Keasden Heights, Clapham, Lancaster, LA2 8HE
Sold Jan 2018
£200,000
Everything we know about High Watson House, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus the street
On epc rating, High Watson House runs well behind the street norm.
EPC Rating
10 (G)
Street avg 60 (D)
Floor Area
115 m²
Street avg 121 m²
CO₂ Emissions
19.0 t/year
Street avg 4.2 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
Similar properties nearby
1 Cross Cottage, Austwick
LA2 8BG
1 East View, Newby, Clapham
LA2 8HU
1 Keasden Heights, Clapham
LA2 8HE
1 Avenue View, Austwick
LA2 8BW
1 Dovenanter Cottage, Clapham
LA2 8HB
1 Home Farm Close, Wray
LA2 8RG
1 Hall Close, Austwick
LA2 8BX
1 Higher Stockbridge Barn, Tatham
LA2 8PS
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
2.0 km
Clapham (N Yorks) Rail Station — railway station.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
41.8dB
Night-time· 23:00 – 07:00
35.4dB