Model valuation£417,0008 Busby Close
Local market context
12 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
3 sales on record1 planning record
Estimated value
£214,000
- Since the 2017 sale (£150,000)+43%
- Against SY5 6LQ's recent median (£260,000)-18%
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
70 m²
753 sq ft
Energy rating
D
Score 64
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
£214,000
- Against its 2017 sale (£150,000)+43%
- Against SY5 6LQ's recent median (£260,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Holcroft Way is modelled from its 70 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SY5 6LQ. 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
70 m² from the EPC lodged in March 2013
Sales of this home
3 sales recorded, the latest in 2017
Recent sales in SY5 6LQ
5 sales, median £260,000 (2022–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | 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.
Sale price has at least doubled since 1999.
Sales timeline
26 July 2017Most recent
£150,000
-10.2%over 1 year29 June 2016
£167,000
+193.2%over 16 years23 September 1999
£56,950
Median price across the last 5 sales in SY5 6LQ: £260,000 (2022–2018).
Nearby sales in SY5 6LQ
The Alders, Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
Sold Oct 2022
£260,0008 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
Sold Mar 2020
£188,000Maple House, Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
Sold Jul 2019
£314,995Hawthorn House, Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
Sold Nov 2018
£309,995The Pines, Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
Sold Jun 2018
£187,995
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 12 Holcroft Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Holcroft Way is a semi-detached house in Cross Houses, Shrewsbury, Shrewsbury (SY5 6LQ). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1996-2002 and council tax band B. The latest certificate (March 2013) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 86), a 2-band jump. Main heating runs on electricity. The latest certificate is from March 2013, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2006. Past consents include an extension, meaningful when judging how the property has evolved. 9 years since the last transfer (July 2017). Across 1999–2017, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £214,000 is 42.7% above the 2017 sale price.
Before you decide
Everything you need to know about 12 Holcroft Way
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Mar 2023
Current Certificate
Mar 2013EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 13 March 2023
Planning history
Applications and permits filed against 12 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ, sourced from the PlanIt planning register.
Council records include a two-storey side extension at 12 Holcroft Way.
1 application on record at 12 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ
1decisions1extensions6documents
- May 2006ExtensionFullOutcome in report
Extension: Two storey · Side of property
Erection of two storey side extension to include carport to front of existing garage, together with additional bedroom/ensuite above
- Documents
- 6 docs on file
- Reference
- SA/06/0576/F
Unlock 12 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ'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
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Holcroft Way homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Holcroft Way is notably below the street on habitable rooms.
Price per m²
£2,143
Street avg £2,557
Floor Area
70 m²
Street avg 79 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 2.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Shrewsbury district page.
Crime
70/mo
Falling year-on-year across the wider district.
Most reported crime locally
- Violence & Sexual Offences449 reports49%
- Anti-social Behaviour125 reports14%
- Other Theft73 reports8%
- Criminal Damage & Arson70 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 SY5 6LQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
40.7dB
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 DExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£215k
1, Dinchope, Atcham
SY5 6QW
£218k
1 Grange Cottages, Atcham
SY5 6QQ
£231k
1 Betton Abbots Cottage, Betton Abbots, Cross Houses
SY5 6JD
£232k
1 Cherry Arbor, Cressage
SY5 6DL
2 bed
£194k
1 Holcroft Way, Cross Houses
SY5 6LQ
3 bed1 bath
£190k
1 High Cross Avenue, Cross Houses
SY5 6LJ
£247k
1, Cronkhill, Cross Houses
SY5 6JP
£249k
1 Eagle Mews, Sheinton Road, Cressage
SY5 6BY
3 bed2 bath
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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 12 Holcroft Way is modelled from its 70 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SY5 6LQ. 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 12 Holcroft Way. 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 12 Holcroft Way was lodged in March 2013 at band D and expired in March 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. 1 application is matched to 12 Holcroft Way. 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. Schools and stops are measured in a straight line from SY5 6LQ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Holcroft Way 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 12 Holcroft Way, Cross Houses, Shrewsbury, SY5 6LQ. Each answer is also embedded as structured data for search engines.
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- Every home in SY5 6LQSold prices, values and energy ratings for the postcode
- SY 5 property marketPrices, postcodes, schools and transport across the district
- 12 Holcroft Way, Cross Houses, Shrewsbury valuationHow the estimate is built and what moves it
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