Model valuation£417,0008 Busby Close
Local market context
Manor Farm, Willowbrook, Apethorpe, Peterborough, PE8 5DP
4 sales on record4 planning records
Estimated value
£646,000
- Since the 2018 sale (£567,500)+14%
- Against PE8 5DP's recent median (£525,000)+23%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
144 m²
1550 sq ft
Energy rating
E
Score 53
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
£646,000
- Against its 2018 sale (£567,500)+14%
- Against PE8 5DP's recent median (£525,000)+23%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Manor Farm is modelled from its 144 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE8 5DP. 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
144 m² from the EPC lodged in April 2009
Sales of this home
4 sales recorded, the latest in 2018
Recent sales in PE8 5DP
5 sales, median £525,000 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 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.
Manor Farm has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
30 May 2018Most recent
£567,500
+20.7%over 8 years27 August 2009
£470,000
+9.3%over 4 years28 July 2005
£430,000
+79.2%over 5 years29 July 1999
£240,000
Median price across the last 5 sales in PE8 5DP: £525,000 (2024–2014).
Nearby sales in PE8 5DP
4 The Stable House, Apethorpe, Peterborough, PE8 5DP
Sold Aug 2024
£540,000The Courtyard, Apethorpe, Peterborough, PE8 5DP
Sold Aug 2017
£425,000Manor Farm, Westmoreland Cottage, Apethorpe, Peterborough, PE8 5DP
Sold Dec 2016
£465,000Manor Farm, Kings Lodge, Apethorpe, Peterborough, PE8 5DP
Sold Feb 2015
£525,000Manor Farm, Porch House, Apethorpe, Peterborough, PE8 5DP
Sold Oct 2014
£575,000
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 Manor Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Manor Farm is a semi-detached house in Apethorpe, Peterborough, Peterborough (PE8 5DP). It has a recorded floor area of 144 m² (around 1550 sq ft) and construction records dating it to 1976-1982. The latest certificate (April 2009) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). Main heating runs on oil. The latest certificate is from April 2009, so improvements made since then won't be reflected.
On the market in May 2018 and unlisted since — roughly 8 years. Across the public record there are 4 sales, relatively high churn for a single property. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include new windows, tree works and a garage conversion, meaningful when judging how the property has evolved. Across 1999–2018, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £646,000 is 13.8% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£366/sq ft) was about 65% above the typical sold price in the postcode. At 144 m² it's 26.1% smaller than the typical home in the postcode (195 m² median across 7 EPCs).
Before you decide
Everything you need to know about Manor Farm
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.
Manor Farm'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 02 Apr 2019
Current Certificate
Apr 2009EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Average
CO2 Emissions
7.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 April 2019
Planning history
Applications and permits filed against Manor Farm, Willowbrook, Apethorpe, Peterborough, PE8 5DP, sourced from the PlanIt planning register.
Manor Farm has been through 4 approved planning applications — a well-evolved property.
4 applications on record at Manor Farm, Willowbrook, Apethorpe, Peterborough, PE8 5DP
4decisions1extensions12documents
- Sept 2005Tree WorksTreesOutcome in report
Various works to trees
- Reference
- 05/01605/TCA/
- More recent applications — locked
- RenovationMay 2019Decision
- Tree WorksNov 2008Decision
+ 1 more application in the report
Unlock Manor Farm, Willowbrook, Apethorpe, Peterborough, PE8 5DP'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
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Manor Farm runs comfortably ahead of the street norm.
Price per m²
£3,940
Street avg £2,553
Floor Area
144 m²
Street avg 194 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
7.2 t/year
Street avg 9.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Peterborough district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
66/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The Kings Head PH — bus stop.
Closest school
2.5 km
Kings Cliffe Endowed Primary School. 1 school nearby.
Nearest schools
- Kings Cliffe Endowed Primary SchoolPrimary2.5km
Nearest stops
- The Kings Head PHBus stop59m
- Apethorpe Village DRTBus stop113m
- Woodnewton Burial GroundBus stop1.4km
- The Old SchoolhouseBus stop1.6km
Most reported crime locally
- Violence & Sexual Offences290 reports31%
- Anti-social Behaviour203 reports22%
- Criminal Damage & Arson95 reports10%
- Vehicle Crime93 reports10%
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 PE8 5DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.6dB
Night-time· 23:00 – 07:00
35.5dB
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
Late 20th centurySemi-Detached HouseEPC ENo mains gas
Because the property has no mains gas supply, 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.
£644k
1, Achurch
PE8 5SL
£588k
1 Bluestone, Lutton Road, Polebrook
PE8 5LY
2 bed1 bath
£583k
1 Ash View, Upper Benefield
PE8 5AX
£717k
1 2 Spa Farm Cottage, Apethorpe
PE8 5DD
£720k
1 Braesby Lane, Glapthorn
PE8 5FB
£771k
1 Hall Gardens, Polebrook
PE8 5LJ
5 bed2 bath
£788k
1 Church Green, Barnwell
PE8 5QH
4 bed3 bath
£448k
1 Brook Lane, Barnwell
PE8 5PW
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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 Manor Farm is modelled from its 144 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE8 5DP. 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 Manor Farm. 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 Manor Farm was lodged in April 2009 at band E and expired in April 2019, 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. 4 applications are matched to Manor Farm. 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 14 months, which places each incident at an approximate point. The 1 school and 18 stops listed are measured in a straight line from PE8 5DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Manor Farm, Willowbrook, Apethorpe, Peterborough, PE8 5DP. Each answer is also embedded as structured data for search engines.
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- Every home in PE8 5DPSold prices, values and energy ratings for the postcode
- PE 8 property marketPrices, postcodes, schools and transport across the district
- Manor Farm, Willowbrook, Apethorpe, Peterborough valuationHow the estimate is built and what moves it
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