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12 Westwood Lodge, Church Road, Grafham, Huntingdon, PE28 0BB

3 sales on record

Estimated value

£193,000

  • Since the 2005 sale (£80,000)+141%
  • Against PE28 0BB's recent median (£175,000)+10%

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
2
Bathroom
1
Floor area
73 m²
786 sq ft
Energy rating
E
Score 47
Council tax
Band B
Tenure
Private Rental
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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

£193,000

  • Against its 2005 sale (£80,000)+141%
  • Against PE28 0BB's recent median (£175,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Westwood Lodge is modelled from its 73 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 0BB. 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

    73 m² from the EPC lodged in January 2023

  • Sales of this home

    3 sales recorded, the latest in 2005

  • Recent sales in PE28 0BB

    5 sales, median £175,000 (2025–2023)

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
PlanningNone on this homeFull 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.

12 Westwood Lodge has more than doubled in price since the earliest registered sale in 1997.

Sales timeline

  1. 16 December 2005Most recent

    £80,000

    +52.4%over 4 years

  2. 21 December 2000

    £52,500

    +38.2%over 3 years

  3. 14 July 1997

    £38,000

Median price across the last 5 sales in PE28 0BB: £175,000 (2025–2023).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 12 Westwood Lodge

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

12 Westwood Lodge is a two-bedroom detached house in Grafham, Huntingdon, Huntingdon (PE28 0BB). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (January 2023) shows an E (score 47), well below the UK norm with real room to improve. Earlier certificates rated it D (September 2012); the latest reading is one band lower. Between certificates, roof efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on electricity. Other recorded features include outbuildings.

It hasn't traded since December 2005, a hold of 21 years that's notably long for the area. Across 1997–2005, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £193,000 sits 141.3% above the 2005 sale of £80,000. On a £-per-square-foot basis, the last sale (£102/sq ft) was about 31.9% below the postcode norm.

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

  • Bedrooms2
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • ParkingOff road
  • OutbuildingsYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 12 Westwood Lodge

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

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jan 2023

EPC Rating

A
B
C
D
E
E47
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Rented

Certificate validity

Valid until 24 January 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2023from Sept 2012
EPC improved fromD63toE47
Heating System
Storage HeatersRoom Heaters

Heating system changed

Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
75%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Westwood Lodge, Church Road, Grafham, Huntingdon, PE28 0BB, sourced from the PlanIt planning register.

12 Westwood Lodge has no planning applications on record.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

On the street

Versus other Church Road homes

Four headline reads against 40 similar houses on this street, drawn from the latest EPC and Land Registry data.

12 Westwood Lodge is notably below the street on habitable rooms.

Price per m²

£1,096

Street avg £2,105

Below

Floor Area

73 m²

Street avg 99 m²

On par

Habitable Rooms

3 rooms

Street avg 5 rooms

Below

CO₂ Emissions

4.9 t/year

Street avg 6.3 t/year

Above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Huntingdon district page.
Full Huntingdon report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

231/mo

Falling year-on-year across the wider district.

Most reported crime locally

  • Violence & Sexual Offences1,113 reports37%
  • Anti-social Behaviour557 reports19%
  • Criminal Damage & Arson233 reports8%
  • Other Theft199 reports7%

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 PE28 0BB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE28 0BB

Daytime· 07:00 – 23:00

42.4dB

Low
Night-time road noise heatmap for PE28 0BB

Night-time· 23:00 – 07:00

35.5dB

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 3 Building Survey

Late 20th centuryDetached BungalowEPC ENo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £820 · 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.
£154k

1 Chichester Way, Perry

PE28 0DR

2 bed
£149k

1 Buckden Court, Perry

PE28 0DN

1 bed
£308k

1 Chapel Row, Upper Dean

PE28 0LU

3 bed
£327k

1 Bryants Close, High Street, Upper Dean

PE28 0LY

3 bed1 bath
£361k

1 Brookside, Molesworth

PE28 0QH

3 bed
£420k

1 Blythe Green, Perry

PE28 0BJ

3 bed2 bath
£207k

1 Church Lane, Ellington

PE28 0AL

£477k

1 Alsyke Close, Grafham

PE28 0GE

4 bed

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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 12 Westwood Lodge is modelled from its 73 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 0BB. 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. 3 sales are recorded for 12 Westwood Lodge. 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 12 Westwood Lodge was lodged in January 2023 at band E and is valid until January 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Westwood Lodge. 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. Schools and stops are measured in a straight line from PE28 0BB. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Westwood Lodge is in council tax band B. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Westwood Lodge, Church Road, Grafham, Huntingdon, PE28 0BB. Each answer is also embedded as structured data for search engines.

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