Model valuation£417,0008 Busby Close
Local market context
12 Upper Wood, The Rock, Telford, TF3 5DR
3 planning records
Estimated value
£353,000
- Since the 1999 sale (£68,500)+415%
- Against TF3 5DR's recent median (£322,500)+9%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
148 m²
1593 sq ft
Energy rating
C
Score 72
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
£353,000
- Against its 1999 sale (£68,500)+415%
- Against TF3 5DR's recent median (£322,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Upper Wood is modelled from its 148 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TF3 5DR. 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
148 m² from the EPC lodged in March 2026
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in TF3 5DR
5 sales, median £322,500 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
12 Upper Wood's modelled value sits at over four times its earliest registered sale price (1999).
Sales timeline
29 April 1999Most recent
£68,500
Median price across the last 5 sales in TF3 5DR: £322,500 (2025–2022).
Nearby sales in TF3 5DR
27 Upper Wood, The Rock, Telford, TF3 5DR
Sold Mar 2025
£370,00014 Upper Wood, The Rock, Telford, TF3 5DR
Sold May 2024
£326,00010 Upper Wood, The Rock, Telford, TF3 5DR
Sold Jun 2023
£272,0002 Upper Wood, The Rock, Telford, TF3 5DR
Sold Mar 2023
£322,5006 Upper Wood, The Rock, Telford, TF3 5DR
Sold Aug 2022
£260,000
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 12 Upper Wood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Upper Wood is a detached house in The Rock, Telford, Telford (TF3 5DR). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (March 2026) shows a C (score 72). This certificate was lodged in the last six months, so the rating reflects current condition.
Untraded for 27 years, with the last transfer in April 1999. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 148 m² the property is well over the postcode median (102 m² across 12 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £353,000 sits 415.3% above the 1999 sale of £68,500. On a £-per-square-foot basis, the last sale (£43/sq ft) was about 48% below the postcode norm. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 12 Upper 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
Mar 2026EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 March 2036
Planning history
Applications and permits filed against 12 Upper Wood, The Rock, Telford, TF3 5DR, sourced from the PlanIt planning register.
12 Upper Wood has an approved single-storey rear extension on the planning record.
3 applications on record at 12 Upper Wood, The Rock, Telford, TF3 5DR
2decisions1extensions20documents
- Jul 2012ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension
- Documents
- 15 docs on file
- Reference
- TWC/2012/0404
- More recent applications — locked
- OutbuildingAug 2020Decision
- OutbuildingJul 2020Decision
Unlock 12 Upper Wood, The Rock, Telford, TF3 5DR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 3 applications on this property in full
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Upper Wood homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 12 Upper Wood lags the street by a wide margin.
Price per m²
£463
Street avg £2,422
Floor Area
148 m²
Street avg 105 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.6 t/year
Street avg 4.4 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
0.5 km
Newdale Primary School & Nursery. 17 schools nearby.
Nearest schools
- Newdale Primary School & NurseryPrimary518m
- Lawley Village AcademyPrimary977m
- Lawley Primary School and NurseryPrimary1.2km
- Ladygrove Primary SchoolPrimary1.3km
Nearest stops
- Rockall WayBus stop132m
- Acer CloseBus stop183m
- Rock Road ChapelBus stop190m
- Teawell CloseBus stop245m
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 5DR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.0dB
Night-time· 23:00 – 07:00
43.4dB
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 CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £955 · 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 12 Upper Wood is modelled from its 148 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TF3 5DR. 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 12 Upper 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 12 Upper Wood was lodged in March 2026 at band C and is valid until March 2036. 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 12 Upper 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 5DR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Upper 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 12 Upper Wood, The Rock, Telford, TF3 5DR. Each answer is also embedded as structured data for search engines.
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