Model valuation£417,0008 Busby Close
Local market context
12 Beech Grove, Warrington, WA4 1EG
1 planning record
Estimated value
£176,000
- Since the 2013 sale (£70,000)+151%
- Against WA4 1EG's recent median (£139,500)+26%
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
5
From EPC
Floor area
79 m²
850 sq ft
Energy rating
D
Score 66
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
£176,000
- Against its 2013 sale (£70,000)+151%
- Against WA4 1EG's recent median (£139,500)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Beech Grove is modelled from its 79 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 1EG. 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
79 m² from the EPC lodged in June 2013
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in WA4 1EG
5 sales, median £139,500 (2022–2010)
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.
12 Beech Grove valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 December 2013Most recent
£70,000
Median price across the last 5 sales in WA4 1EG: £139,500 (2022–2010).
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 Beech Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Beech Grove is a semi-detached house in Warrington (WA4 1EG). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (June 2013) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from June 2013, so improvements made since then won't be reflected.
Today's modelled estimate of £176,000 sits 151.4% above the 2013 sale of £70,000. On a £-per-square-foot basis, the last sale (£82/sq ft) was about 50.8% below the postcode norm. One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in December 2013, so it's been off the market for around 13 years.
Before you decide
Everything you need to know about 12 Beech Grove
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 24 Jun 2023
Current Certificate
Jun 2013EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 June 2023
Planning history
Applications and permits filed against 12 Beech Grove, Warrington, WA4 1EG, sourced from the PlanIt planning register.
12 Beech Grove has an approved single-storey side and rear extension on the planning record.
1 application on record at 12 Beech Grove, Warrington, WA4 1EG
1decisions1extensions12documents
- Jan 2022ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Householder - Proposed single storey side & rear extension
- Documents
- 12 docs on file
- Reference
- 2021/39999
Unlock 12 Beech Grove, Warrington, WA4 1EG'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 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beech Grove homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Beech Grove is notably below the street on price per m².
Price per m²
£886
Street avg £1,613
Floor Area
79 m²
Street avg 80 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 3.8 t/year
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.
Crime
211/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Park Avenue — bus stop.
Closest school
0.3 km
Our Lady's Catholic Primary School, a Voluntary Academy. 29 schools nearby.
Nearest schools
- Our Lady's Catholic Primary School, a Voluntary AcademyPrimary303m
- Priestley College16 plus586m
- Sir Thomas Boteler Church of England High SchoolSecondary665m
- Alderman Bolton Primary SchoolPrimary733m
Nearest stops
- Park AvenueBus stop221m
- Victoria ParkBus stop297m
- Christ ChurchBus stop337m
- Clarke AvenueBus stop360m
Most reported crime locally
- Violence & Sexual Offences1,213 reports41%
- Anti-social Behaviour271 reports9%
- Other Theft247 reports8%
- Public Order245 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 WA4 1EG 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
43.3dB
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
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)Low flood risk
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £820 · 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 Beech Grove is modelled from its 79 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 1EG. 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 Beech Grove. 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 Beech Grove was lodged in June 2013 at band D and expired in June 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 Beech Grove. 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 14 months, which places each incident at an approximate point. The 29 schools and 30 stops listed are measured in a straight line from WA4 1EG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Beech Grove 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 Beech Grove, Warrington, WA4 1EG. Each answer is also embedded as structured data for search engines.
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