Model valuation£417,0008 Busby Close
Local market context
86 High Street, Warboys, Huntingdon, PE28 2TA
3 sales on record1 planning record
Estimated value
£669,000
- Since the 2025 sale (£690,000)-3%
- Against PE28 2TA's recent median (£295,000)+127%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
243 m²
2616 sq ft
Energy rating
D
Score 62
Council tax
Band F
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
£669,000
- Against its 2025 sale (£690,000)-3%
- Against PE28 2TA's recent median (£295,000)+127%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 86 High Street is modelled from its 243 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 2TA. 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
243 m² from the EPC lodged in November 2021
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in PE28 2TA
5 sales, median £295,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Latest sale on 86 High Street was the highest on Land Registry record across the postcode.
Sales timeline
28 August 2025Most recent
£690,000
+76.9%over 8 years3 August 2017
£390,000
+4.0%over 10 years12 December 2006
£375,000
Median price across the last 5 sales in PE28 2TA: £295,000 (2023–2019).
Nearby sales in PE28 2TA
70 High Street, Warboys, Huntingdon, PE28 2TA
Sold Oct 2023
£295,00084 High Street, Warboys, Huntingdon, PE28 2TA
Sold Jun 2023
£635,00059b, High Street, Warboys, Huntingdon, PE28 2TA
Sold May 2021
£124,00046 High Street, Warboys, Huntingdon, PE28 2TA
Sold Jan 2021
£335,00058 High Street, Warboys, Huntingdon, PE28 2TA
Sold Jul 2019
£267,500
What this page doesn't show
1 potential issue has already been flagged for 86 High Street, Warboys, Huntingdon, PE28 2TA. 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 86 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
86 High Street is a detached house in Warboys, Huntingdon, Huntingdon (PE28 2TA). It has a recorded floor area of 243 m² (around 2616 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (November 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in March 2017 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Poor to Good and lighting went from Poor to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 243 m² the property is well over the postcode median (99 m² across 33 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold August 2025 for £690,000. Across 2006–2025, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£264/sq ft) was about 82.5% above the typical sold price in the postcode. One historical planning record sits against the property in 2023.
Before you decide
Everything you need to know about 86 High Street
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.
86 High Street's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Nov 2021
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Mar 2017
EPC improved fromF29toD62
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
17%62%
More low energy lighting installed
Planning history
Applications and permits filed against 86 High Street, Warboys, Huntingdon, PE28 2TA, sourced from the PlanIt planning register.
1 application on record at 86 High Street, Warboys, Huntingdon, PE28 2TA
1decisions3documents1nearby
- Feb 2023Tree WorksTreesOutcome in report
Tree - Red Cedar - Fell
- Documents
- 3 docs on file
- Reference
- 22/01734/TRCA
Unlock 86 High Street, Warboys, Huntingdon, PE28 2TA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 86 High Street lags the street by a wide margin.
Price per m²
£2,840
Street avg £2,018
Floor Area
243 m²
Street avg 137 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
9.8 t/year
Street avg 6.1 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the 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
0.4 km
Warboys Primary Academy. 1 school nearby.
Nearest schools
- Warboys Primary AcademyPrimary381m
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 2TA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.4dB
Night-time· 23:00 – 07:00
41.0dB
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 £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Bance Court, Wistow
PE28 2FU
4 bed4 bath
£436k
1 Chester Close, Wyton
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£426k
1 Beech Close, Warboys
PE28 2TJ
4 bed
£400k
1 Chapel Lane, Houghton
PE28 2AY
3 bed
£358k
1 Brookfield, Splash Lane, Wyton
PE28 2AF
£331k
1 Bells Villas, Mill Street, Houghton
PE28 2BA
2 bed
£324k
1 Camp Garage, Sawtry Way, Wyton
PE28 2DX
£313k
1 Brookside, Houghton
PE28 2BT
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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 86 High Street is modelled from its 243 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE28 2TA. 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 86 High Street. 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 86 High Street was lodged in November 2021 at band D and is valid until November 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 86 High Street. 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 2TA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 86 High Street is in council tax band F. 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 86 High Street, Warboys, Huntingdon, PE28 2TA. Each answer is also embedded as structured data for search engines.
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- Every home in PE28 2TASold prices, values and energy ratings for the postcode
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