Model valuation£417,0008 Busby Close
Local market context
Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW
3 planning records
Estimated value
£428,000
- Since the 2023 sale (£375,000)+14%
- Against PR2 3XW's recent median (£250,000)+71%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
5
Floor area
192 m²
2067 sq ft
Energy rating
C
Score 71
Council tax
Band E
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
£428,000
- Against its 2023 sale (£375,000)+14%
- Against PR2 3XW's recent median (£250,000)+71%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beech Croft is modelled from its 192 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PR2 3XW. 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
192 m² from the EPC lodged in February 2013
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in PR2 3XW
5 sales, median £250,000 (2025–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Beech Croft valuation sits well clear of the typical sold price in this postcode.
Sales timeline
3 March 2023Most recent
£375,000
+31.6%over 7 years2 July 2015
£285,000
Median price across the last 5 sales in PR2 3XW: £250,000 (2025–2010).
Nearby sales in PR2 3XW
Beech Cottage, Cottam Lane, Ingol, Preston, PR2 3XW
Sold Dec 2025
£267,500Mill Cottage, Cottam Lane, Ingol, Preston, PR2 3XW
Sold Feb 2018
£380,000Mill House, Cottam Lane, Ingol, Preston, PR2 3XW
Sold Dec 2017
£250,000Bridge House, Cottam Lane, Ingol, Preston, PR2 3XW
Sold Jul 1999
£78,0002 Cottam Nurseries, Cottam Lane, Ingol, Preston, PR2 3XW
Sold Dec 1995
£59,950
What this page doesn't show
1 potential issue has already been flagged for Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 Beech Croft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Croft is a five-bedroom detached house in Ingol, Preston, Preston (PR2 3XW). It has a recorded floor area of 192 m² (around 2067 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2013) shows a C (score 71). The latest certificate is from February 2013, so improvements made since then won't be reflected. The home occupies a corner plot.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a porch, a garage conversion and a conservatory, meaningful when judging how the property has evolved. At 192 m² it's 27.2% larger than the typical home in the postcode (151 m² median across 6 EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 2015–2023, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £428,000 is 14.1% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 44.5% above the typical sold price in the postcode. Sold March 2023 for £375,000.
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
- Bedrooms5
- Bathrooms5
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff road
- Corner plotYes
Before you decide
Everything you need to know about Beech Croft
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
Beech Croft's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Feb 2023
Current Certificate
Feb 2013EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 February 2023
Planning history
Applications and permits filed against Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW, sourced from the PlanIt planning register.
3 applications on record at Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW
3decisions3extensions4nearby
- Jun 2000Garage ConversionFullOutcome in report
Extension: Rear of property
Erection of conservatory to rear of dwelling, infilling of covered passageway, and installation of windows to front and rear elevations of garage (to be converted).
ExtensionConservatory- Reference
- 06/2000/0390
- More recent applications — locked
- PorchJan 2003Decision
- PorchAug 2002Decision
Unlock Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 4 notable nearby
- What the pattern means for extending or converting here
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Versus other Cottam Lane homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Beech Croft runs comfortably ahead of the street norm.
Price per m²
£1,953
Street avg £1,460
Floor Area
192 m²
Street avg 172 m²
Habitable Rooms
10 rooms
Street avg 6 rooms
CO₂ Emissions
5.8 t/year
Street avg 7.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Preston district page.
Crime
647/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Dunbar Road — bus stop.
Closest school
0.5 km
Ingol Community Primary School. 27 schools nearby.
Nearest schools
- Ingol Community Primary SchoolPrimary502m
- Ashton Community Science CollegeSecondary621m
- Holy Family Catholic Primary School, Ingol, PrestonPrimary637m
- Ashton-on-Ribble St Andrew's Church of England Primary SchoolPrimary856m
Nearest stops
- Dunbar RoadBus stop114m
- Creswell AveBus stop196m
- Barry AvenueBus stop255m
- Elm AvenueBus stop265m
Most reported crime locally
- Violence & Sexual Offences2,943 reports35%
- Anti-social Behaviour2,054 reports24%
- Criminal Damage & Arson674 reports8%
- Shoplifting586 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 PR2 3XW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
40.9dB
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 CPre-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 £1,020 · 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 Briar Grove, Ingol
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1 Aubigny Drive, Fulwood
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£250k
1 Beechwood Avenue, Fulwood
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3 bed
£244k
1 Alvern Crescent, Fulwood
PR2 3QS
3 bed2 bath
£400k
1 Beech Drive, Fulwood
PR2 3NB
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1 Athelstan Fold, Fulwood
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3 bed1 bath
£206k
1 Barnsfold, Fulwood
PR2 3EU
3 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 Beech Croft is modelled from its 192 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PR2 3XW. 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. 2 sales are recorded for Beech Croft. 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 Beech Croft was lodged in February 2013 at band C and expired in February 2023, 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. 3 applications are matched to Beech Croft. 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 27 schools and 30 stops listed are measured in a straight line from PR2 3XW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beech Croft is in council tax band E. 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 Beech Croft, Cottam Lane, Ingol, Preston, PR2 3XW. Each answer is also embedded as structured data for search engines.
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- Every home in PR2 3XWSold prices, values and energy ratings for the postcode
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