Model valuation£417,0008 Busby Close
Local market context
23 Thorn Road, Paddington, Warrington, WA1 3HQ
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
71 m²
764 sq ft
Energy rating
D
Score 68
Council tax
Band B
Tenure
Owner Occupied
About 23 Thorn Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Thorn Road is a semi-detached house in Paddington, Warrington, Warrington (WA1 3HQ). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (May 2025) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in February 2012 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Good, lighting went from Good to Very Good and main heating went from Very Poor to Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 86), a 2-band jump.
A recent sale: £245,000 in September 2025. Today's modelled estimate of £282,000 is 15.1% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£321/sq ft) was about 36.8% above the typical sold price in the postcode.
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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.
Current Certificate(1 of 2)
May 2025
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 May 2035
Property Improvements
Changes detected from historical EPC data
May 2025from Feb 2012
EPC improved fromE40toD68
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Low Energy Lighting
50%88%
More low energy lighting installed
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centurySemi-Detached BungalowEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Planning history
Applications and permits filed against 23 Thorn Road, Paddington, Warrington, WA1 3HQ, sourced from the PlanIt planning register.
23 Thorn Road has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
23 Thorn Road valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£282,000
Modelled from EPC, postcode comparables.
Last sold (2025)
£245,000
Recorded with HM Land Registry.
Sales timeline
17 September 2025Most recent
£245,000
Median price across the last 5 sales in WA1 3HQ: £252,500 (2026–2024).
Nearby sales in WA1 3HQ
25 Thorn Road, Paddington, Warrington, WA1 3HQ
Sold Jun 2026
£241,00024 Thorn Road, Paddington, Warrington, WA1 3HQ
Sold Dec 2025
£245,0003 Thorn Road, Paddington, Warrington, WA1 3HQ
Sold Aug 2025
£255,00034 Thorn Road, Paddington, Warrington, WA1 3HQ
Sold Jun 2025
£263,00015 Thorn Road, Paddington, Warrington, WA1 3HQ
Sold Aug 2024
£252,500
Versus other Thorn Road homes
Four headline reads against 29 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 23 Thorn Road runs well behind the street norm.
Price per m²
£3,451
Street avg £2,745
Floor Area
71 m²
Street avg 66 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.4 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£274k
1 Almond Grove, Paddington
WA1 3HA
2 bed1 bath
£293k
1 Cedar Grove, Paddington
WA1 3HE
£296k
1 Belgrave Avenue, Padgate
WA1 3JN
3 bed1 bath
£303k
1 Bridlemere Court, Padgate
WA1 3DY
3 bed2 bath
£306k
1 Beresford Street
WA1 3SA
3 bed2 bath
£308k
1 Brownhill Drive, Padgate
WA1 3DP
3 bed1 bath
£250k
1 Alexandra Street
WA1 3SE
4 bed1 bath
£250k
1 Bowdon Close, Padgate
WA1 3JW
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Warrington district page.
Rail-style transport is unusually close for this postcode.
Crime
246/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Green Lane Shops — bus stop.
Closest school
0.2 km
Bruche Primary School Academy. 34 schools nearby.
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 WA1 3HQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
42.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 23 Thorn Road, Paddington, Warrington, WA1 3HQ. Each answer is also embedded as structured data for search engines.