Model valuation£417,0008 Busby Close
Local market context
Primrose Cottage, Main Street, Upton, Huntingdon, PE28 5YB
4 sales on record
Estimated value
£307,000
- Since the 2021 sale (£284,000)+8%
- Against PE28 5YB's recent median (£495,000)-38%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
E
Score 42
Council tax
Band B
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
£307,000
- Against its 2021 sale (£284,000)+8%
- Against PE28 5YB's recent median (£495,000)-38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Primrose Cottage is modelled from its 79 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE28 5YB. 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
79 m² from the EPC lodged in April 2015
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in PE28 5YB
5 sales, median £495,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Primrose Cottage has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
10 June 2021Most recent
£284,000
+28.2%over 5 years7 July 2015
£221,500
+92.6%over 14 years15 December 2000
£115,000
+47.4%over 2 years27 August 1998
£78,000
Median price across the last 5 sales in PE28 5YB: £495,000 (2025–2022).
Nearby sales in PE28 5YB
Hemingford House, Main Street, Upton, Huntingdon, PE28 5YB
Sold Jun 2025
£655,000Granary Cottage, Main Street, Upton, Huntingdon, PE28 5YB
Sold Sept 2024
£450,000The Old Forge, Main Street, Upton, Huntingdon, PE28 5YB
Sold Nov 2023
£525,000Upton House, Main Street, Upton, Huntingdon, PE28 5YB
Sold Sept 2022
£495,000Hill Rise Cottage, Main Street, Upton, Huntingdon, PE28 5YB
Sold Nov 2021
£470,000
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
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About Primrose Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Primrose Cottage is a two-bedroom semi-detached house in Upton, Huntingdon, Huntingdon (PE28 5YB). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (April 2015) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 110), a 4-band jump. Main heating runs on oil. The latest certificate is from April 2015, so improvements made since then won't be reflected. Period features are noted in the property record.
At 79 m² it sits well below the postcode median (152 m² across 7 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Sold June 2021 for £284,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1998–2021, sale prices on this property compounded at 5.8% per year. On a £-per-square-foot basis, the last sale (£334/sq ft) was about 67.8% above the typical sold price in the postcode.
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
Outside
- Private gardenWrap around
- ParkingOff road
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about Primrose Cottage
The true value, the hidden risks and the full sale history, in one report.
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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.
Primrose Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2025
Current Certificate
Apr 2015EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 April 2025
Planning history
Applications and permits filed against Primrose Cottage, Main Street, Upton, Huntingdon, PE28 5YB, sourced from the PlanIt planning register.
Primrose Cottage has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Main Street homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Primrose Cottage is notably below the street on floor area.
Price per m²
£3,595
Street avg £3,211
Floor Area
79 m²
Street avg 157 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
6.3 t/year
Street avg 6.6 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
2.6 km
Alconbury CofE Primary School. 1 school nearby.
Nearest schools
- Alconbury CofE Primary SchoolPrimary2.6km
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 5YB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.9dB
Night-time· 23:00 – 07:00
38.1dB
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-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£242k
1 Aversley Road, Sawtry
PE28 5XD
2 bed
£225k
1 Abbey Close, Sawtry
PE28 5UG
2 bed
£303k
1 Buckingham Way, Sawtry
PE28 5NF
3 bed
£321k
1 Annesley Close, Sawtry
PE28 5RN
3 bed2 bath
£160k
1 All Saints Way, Sawtry
PE28 5RQ
2 bed
£278k
1 Alwin Close, Sawtry
PE28 5XH
3 bed
£384k
1 Braefield, Woodwalton
PE28 5ZH
3 bed2 bath
£118k
1 Cavendish Close, Sawtry
PE28 5TP
2 bed
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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 Primrose Cottage is modelled from its 79 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE28 5YB. 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. 4 sales are recorded for Primrose 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 Primrose Cottage was lodged in April 2015 at band E and expired in April 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Primrose 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 1 school and 0 stops listed are measured in a straight line from PE28 5YB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Primrose Cottage 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Primrose Cottage, Main Street, Upton, Huntingdon, PE28 5YB. Each answer is also embedded as structured data for search engines.
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- Every home in PE28 5YBSold prices, values and energy ratings for the postcode
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