Model valuation£417,0008 Busby Close
Local market context
13 Church Road, Warboys, Huntingdon, PE28 2RJ
3 sales on record4 planning records
Estimated value
£522,000
- Since the 2014 sale (£360,000)+45%
- Against PE28 2RJ's recent median (£412,500)+27%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
180 m²
1938 sq ft
Energy rating
D
Score 55
Council tax
Band D
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
£522,000
- Against its 2014 sale (£360,000)+45%
- Against PE28 2RJ's recent median (£412,500)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Church Road is modelled from its 180 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 2RJ. 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
180 m² from the EPC lodged in May 2025
Sales of this home
3 sales recorded, the latest in 2014
Recent sales in PE28 2RJ
5 sales, median £412,500 (2024–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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 1999.
Sales timeline
30 January 2014Most recent
£360,000
+51.3%over 12 years25 March 2001
£238,000
+150.5%over 1 year29 April 1999
£95,000
Median price across the last 5 sales in PE28 2RJ: £412,500 (2024–2016).
Nearby sales in PE28 2RJ
15 Church Road, Warboys, Huntingdon, PE28 2RJ
Sold Oct 2024
£860,000Caldecote, Church Road, Warboys, Huntingdon, PE28 2RJ
Sold Jul 2022
£412,50028 Church Road, Warboys, Huntingdon, PE28 2RJ
Sold Jun 2021
£1,025,00011 Church Road, Warboys, Huntingdon, PE28 2RJ
Sold Apr 2019
£365,00018 Church Road, Warboys, Huntingdon, PE28 2RJ
Sold Nov 2016
£282,500
What this page doesn't show
1 potential issue has already been flagged for 13 Church Road, Warboys, Huntingdon, PE28 2RJ. 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 13 Church Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Church Road is a four-bedroom detached house in Warboys, Huntingdon, Huntingdon (PE28 2RJ). It has a recorded floor area of 180 m² (around 1938 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2025) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 82), a 2-band jump. Records show the property has been extended at some point in its history.
Across 1999–2014, sale prices on this property compounded at 9.4% per year. Today's modelled estimate of £522,000 is 45% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£186/sq ft) was about 17.4% above the typical sold price in the postcode. 13 years since the last transfer (January 2014). 4 planning records sit against the property, 2 approved, 0 refused.
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
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenRear
Building
- Previously extendedYes
Before you decide
Everything you need to know about 13 Church Road
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.
13 Church Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2025EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
9.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 May 2035
Planning history
Applications and permits filed against 13 Church Road, Warboys, Huntingdon, PE28 2RJ, sourced from the PlanIt planning register.
4 applications on record at 13 Church Road, Warboys, Huntingdon, PE28 2RJ
4decisions8documents1nearby
Flagged:Retrospective
- Aug 2000RenovationHeritageOutcome in report
Retention of alterations to dwelling including new door hood, windows and doors, erection of walls and railings
Retrospective- Reference
- 0001149LBC
- More recent applications — locked
- RenovationApr 2004Decision
- RenovationAug 2001Decision
+ 1 more application in the report
Unlock 13 Church Road, Warboys, Huntingdon, PE28 2RJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 1 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Church Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£2,000
Street avg £2,199
Floor Area
180 m²
Street avg 237 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
9.1 t/year
Street avg 11.3 t/year
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.
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.
Closest school
0.6 km
Warboys Primary Academy. 1 school nearby.
Nearest schools
- Warboys Primary AcademyPrimary621m
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE28 2RJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
39.1dB
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-eraDetached 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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£426k
1 Beech Close, Warboys
PE28 2TJ
4 bed
£660k
1 Bance Court, Wistow
PE28 2FU
4 bed4 bath
£400k
1 Chapel Lane, Houghton
PE28 2AY
3 bed
£292k
1 Bedford Avenue, Wyton
PE28 2HQ
3 bed1 bath
£256k
1 Bottels Road, Warboys
PE28 2RZ
3 bed1 bath
£249k
1 Bedford Close, Wyton
PE28 2HH
3 bed1 bath
£331k
1 Bells Villas, Mill Street, Houghton
PE28 2BA
2 bed
£231k
1 Churchill Avenue, Wyton
PE28 2HL
2 bed1 bath
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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 13 Church Road is modelled from its 180 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 2RJ. 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 13 Church Road. 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 13 Church Road was lodged in May 2025 at band D and is valid until May 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 13 Church Road. 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 1 school and 0 stops listed are measured in a straight line from PE28 2RJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Church Road is in council tax band D. 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 13 Church Road, Warboys, Huntingdon, PE28 2RJ. Each answer is also embedded as structured data for search engines.
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- Every home in PE28 2RJSold prices, values and energy ratings for the postcode
- PE 28 property marketPrices, postcodes, schools and transport across the district
- 13 Church Road, Warboys, Huntingdon valuationHow the estimate is built and what moves it
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