Model valuation£417,0008 Busby Close
Local market context
9 Lower Wood, The Rock, Telford, TF3 5DN
Estimated value
£295,000
- Since the 2007 sale (£205,000)+44%
- Against TF3 5DN's recent median (£271,500)+9%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
98 m²
1055 sq ft
Energy rating
E
Score 44
Council tax
Band D
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
£295,000
- Against its 2007 sale (£205,000)+44%
- Against TF3 5DN's recent median (£271,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Lower Wood is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TF3 5DN. 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
98 m² from the EPC lodged in February 2016
Sales of this home
1 sale recorded, the latest in 2007
Recent sales in TF3 5DN
5 sales, median £271,500 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
9 March 2007Most recent
£205,000
Median price across the last 5 sales in TF3 5DN: £271,500 (2025–2024).
Nearby sales in TF3 5DN
25 Lower Wood, The Rock, Telford, TF3 5DN
Sold Oct 2025
£260,00042 Lower Wood, The Rock, Telford, TF3 5DN
Sold Mar 2025
£271,5008 Lower Wood, The Rock, Telford, TF3 5DN
Sold Feb 2025
£220,00021 Lower Wood, The Rock, Telford, TF3 5DN
Sold Jun 2024
£280,0001 Lower Wood, The Rock, Telford, TF3 5DN
Sold Feb 2024
£300,000
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 9 Lower Wood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Lower Wood is a detached house in The Rock, Telford, Telford (TF3 5DN). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (February 2016) shows an E (score 44), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2014); the latest reading is one band lower. Between certificates, hot-water efficiency went from Average to Good; while wall efficiency dropped from Good to Very Poor and lighting dropped from Good to Average. The recommended improvements would lift it to C (score 74), a 2-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected.
It hasn't traded since March 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £295,000 is 43.9% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£194/sq ft) was about 24.9% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 9 Lower Wood
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.
9 Lower Wood sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Feb 2026
Current Certificate(1 of 2)
Feb 2016
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 February 2026
Property Improvements
Changes detected from historical EPC data
Feb 2016from Nov 2014
EPC improved fromD56toE44
Hot Water
Main SystemSolar
Hot water system upgraded
Low Energy Lighting
53%25%
Low energy lighting percentage decreased
Renewable Energy
NoneSolar HW
Solar water heating installed
Planning history
Applications and permits filed against 9 Lower Wood, The Rock, Telford, TF3 5DN, sourced from the PlanIt planning register.
9 Lower Wood 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 Lower Wood homes
Four headline reads against 29 similar houses on this street, drawn from the latest EPC and Land Registry data.
9 Lower Wood is notably below the street on epc rating.
Price per m²
£2,092
Street avg £2,172
Floor Area
98 m²
Street avg 94 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.4 t/year
Street avg 4.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Telford district page.
Crime
286/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Rockall Way — bus stop.
Closest school
0.6 km
Newdale Primary School & Nursery. 17 schools nearby.
Nearest schools
- Newdale Primary School & NurseryPrimary617m
- Lawley Village AcademyPrimary909m
- Ladygrove Primary SchoolPrimary1.1km
- Lawley Primary School and NurseryPrimary1.2km
Nearest stops
- Rockall WayBus stop96m
- Teawell CloseBus stop120m
- Acer CloseBus stop275m
- Rock Road ChapelBus stop303m
Most reported crime locally
- Violence & Sexual Offences1,729 reports38%
- Shoplifting826 reports18%
- Anti-social Behaviour606 reports13%
- Public Order350 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 TF3 5DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
43.0dB
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 centuryDetached HouseEPC EExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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.
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Start your researchHow to read this page
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 9 Lower Wood is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TF3 5DN. 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. 1 sale is recorded for 9 Lower Wood. 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 9 Lower Wood was lodged in February 2016 at band E and expired in February 2026, so a new one is needed to sell or let. 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 9 Lower Wood. 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 16 months, which places each incident at an approximate point. The 17 schools and 30 stops listed are measured in a straight line from TF3 5DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Lower Wood is in council tax band D. 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 9 Lower Wood, The Rock, Telford, TF3 5DN. Each answer is also embedded as structured data for search engines.
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- Every home in TF3 5DNSold prices, values and energy ratings for the postcode
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- 9 Lower Wood, The Rock, Telford valuationHow the estimate is built and what moves it
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