Model valuation£417,0008 Busby Close
Local market context
85a, Flat, High Street, Biddulph, Stoke On Trent, ST8 6AB
Estimated value
£140,000
- Against ST8 6AB's recent median (£110,000)+27%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
4
From EPC
Floor area
73 m²
786 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Private Rental
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
£140,000
- Against ST8 6AB's recent median (£110,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 73 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in ST8 6AB. 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
73 m² from the EPC lodged in April 2026
Sales of this home
No sale recorded since 1995
Recent sales in ST8 6AB
5 sales, median £110,000 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
85a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in ST8 6AB: £110,000 (2023–2017).
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
One time fee only - money back guarantee
About 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is a mid-terrace house in Biddulph, Stoke-On-Trent, Stoke On Trent (ST8 6AB). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (April 2026) shows a C (score 70). When first surveyed in June 2010 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Very Good and lighting went from Good to Very Good. This certificate was lodged in the last six months, so the rating reflects current condition.
At 73 m² the property is well over the postcode median (54 m² across 10 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 85a
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Valid until 23 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Jun 2010
EPC improved fromE46toC70
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
57%100%
More low energy lighting installed
Planning history
Applications and permits filed against 85a, Flat, High Street, Biddulph, Stoke On Trent, ST8 6AB, sourced from the PlanIt planning register.
85a 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 High Street homes
Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
85a outperforms the street on floor area by a wide margin.
EPC Rating
70 (C)
Street avg 51 (E)
Floor Area
73 m²
Street avg 54 m²
CO₂ Emissions
2.8 t/year
Street avg 4.1 t/year
Habitable Rooms
4 rooms
Street avg 2 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Stoke On Trent district page.
Crime
101/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
South View — bus stop.
Closest school
0.2 km
Kingsfield First School. 10 schools nearby.
Nearest schools
- Kingsfield First SchoolPrimary210m
- Our Lady of Grace Catholic AcademyPrimary554m
- Squirrel Hayes First SchoolPrimary727m
- James Bateman Middle SchoolSecondary817m
Nearest stops
- South ViewBus stop67m
- John StreetBus stop112m
- High StreetBus stop162m
- Kingsfield RoadBus stop184m
Most reported crime locally
- Violence & Sexual Offences614 reports43%
- Anti-social Behaviour284 reports20%
- Criminal Damage & Arson141 reports10%
- Public Order109 reports8%
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 ST8 6AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
41.5dB
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
Victorian-eraGround Floor MaisonetteEPC CPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£141k
2 4, Flat 3, Congleton Road, Biddulph
ST8 6DX
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£142k
16a, Flat, High Street, Biddulph
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Flat
£137k
2 4, Flat 1, Congleton Road, Biddulph
ST8 6DX
Flat
£137k
2 4, Flat 2, Congleton Road, Biddulph
ST8 6DX
Flat
£144k
83a, Flat, High Street, Biddulph
ST8 6AB
Flat
£147k
2a, Flat, King Street, Biddulph
ST8 6AZ
Flat
£127k
2a, Flat, St Johns Place, Biddulph
ST8 6JX
Flat
£127k
3a, Flat, St Johns Place, Biddulph
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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 85a is modelled from its 73 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in ST8 6AB. 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. No sale is recorded for 85a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 85a was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 85a. 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 10 schools and 30 stops listed are measured in a straight line from ST8 6AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85a is in council tax band A. 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 85a, Flat, High Street, Biddulph, Stoke On Trent, ST8 6AB. Each answer is also embedded as structured data for search engines.
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- Every home in ST8 6ABSold prices, values and energy ratings for the postcode
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