25 Barn Lane is a three-bedroom semi-detached house in Golborne, Warrington, Warrington (WA3 3NR). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1900-1929 and council tax band C. Tenure is freehold. The latest certificate (August 2025) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in August 2013 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and lighting went from Poor to Good. The recommended improvements would push it to C (score 75).
Sale prices here have outpaced Warrington HPI: 6.5% per year against 0% for the wider region. Today's modelled estimate of £278,000 sits 73.8% above the 2014 sale of £160,000. On a £-per-square-foot basis, the last sale (£142/sq ft) was about 35.1% above the typical sold price in the postcode. One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved. At 105 m² it's 22.1% larger than the typical home in the postcode (86 m² median across 9 EPCs). 12 years since the last transfer (June 2014).
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
25 Barn Lane has an approved single-storey side and rear extension on the planning record.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
30-day money-back guarantee
Sale price has at least doubled since 2001.
£278,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 13 years.
£160,000
Growth on file: 6.5% per year over 13 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
25 Barn Lane outperforms the street on habitable rooms by a wide margin.
Price per m²
£1,524
Street avg £1,389
Floor Area
105 m²
Street avg 93 m²
Habitable Rooms
5 rooms
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Grimshaw Street — bus stop.

Daytime· 07:00 – 23:00
50.7dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Extension: Single storey · Side and rear of property
To extend dwelling - erection of a single storey rear/side extension and reduction in width of existing rear store.
5 June 2014Most recent
£160,000
+122.2%over 12 years28 September 2001
£72,000
Median price across the last 5 sales in WA3 3NR: £111,750 (2022–2019).

Street avg 4 rooms
CO₂ Emissions
4.1 t/year
Street avg 4.0 t/year
WA3 3XJ
Closest school
0.1 km
Golborne Community Primary School. 16 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
41.3dB