Model valuation£417,0008 Busby Close
Local market context
25 Clarence Road, Grappenhall, Warrington, WA4 2PH
5 sales on record1 planning record
Estimated value
£427,000
- Since the 2024 sale (£400,000)+7%
- Against WA4 2PH's recent median (£420,000)+2%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
101 m²
1087 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£427,000
- Against its 2024 sale (£400,000)+7%
- Against WA4 2PH's recent median (£420,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Clarence Road is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WA4 2PH. 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
101 m² from the EPC lodged in June 2024
Sales of this home
5 sales recorded, the latest in 2024
Recent sales in WA4 2PH
5 sales, median £420,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
Price for 25 Clarence Road has grown more than fourfold since the 1998 starting point.
Sales timeline
11 December 2024Most recent
£400,000
+266566.7%over 5 years18 January 2019
£150
-99.9%over 5 years6 November 2013
£218,000
+50.3%over 10 years16 June 2003
£145,000
+100.0%over 4 years11 December 1998
£72,500
Median price across the last 5 sales in WA4 2PH: £420,000 (2025–2020).
Nearby sales in WA4 2PH
35 Clarence Road, Grappenhall, Warrington, WA4 2PH
Sold Nov 2025
£455,0007 Clarence Road, Grappenhall, Warrington, WA4 2PH
Sold Sept 2023
£290,00019 Clarence Road, Grappenhall, Warrington, WA4 2PH
Sold Nov 2020
£420,00027 Clarence Road, Grappenhall, Warrington, WA4 2PH
Sold Jul 2020
£325,0003 Clarence Road, Grappenhall, Warrington, WA4 2PH
Sold Aug 2016
£267,000
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
One time fee only - money back guarantee
About 25 Clarence Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Clarence Road is a semi-detached house in Grappenhall, Warrington, Warrington (WA4 2PH). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (June 2024) shows a C (score 70). When first surveyed in February 2013 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83).
At 101 m² it's 29.5% larger than the typical home in the postcode (78 m² median across 30 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. Across 1998–2024, sale prices on this property compounded at 6.8% per year. On a £-per-square-foot basis, the last sale (£368/sq ft) was about 76% above the typical sold price in the postcode. Most recent transfer: December 2024 at £400,000. One historical planning record sits against the property in 2005.
Before you decide
Everything you need to know about 25 Clarence Road
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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.
25 Clarence Road ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Jun 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 June 2034
Property Improvements
Changes detected from historical EPC data
Jun 2024from Feb 2013
EPC improved fromD61toC70
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Clarence Road, Grappenhall, Warrington, WA4 2PH, sourced from the PlanIt planning register.
1 application on record at 25 Clarence Road, Grappenhall, Warrington, WA4 2PH
0decisions1extensions
- Jan 2005ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Proposed single storey side and rear extension
- Reference
- 2004/04410
Unlock 25 Clarence Road, Grappenhall, Warrington, WA4 2PH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full
- What the pattern means for extending or converting here
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Versus other Clarence Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 25 Clarence Road lags the street by a wide margin.
Price per m²
£3,960
Street avg £2,694
Floor Area
101 m²
Street avg 108 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.5 t/year
Street avg 5.5 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
Albert Road — bus stop.
Closest school
0.4 km
Bradshaw Primary School. 22 schools nearby.
Nearest schools
- Bradshaw Primary SchoolPrimary415m
- Grappenhall St Wilfrid's CofE Primary SchoolPrimary473m
- Thelwall Infant SchoolPrimary854m
- Sir Thomas Boteler Church of England High SchoolSecondary1.2km
Nearest stops
- Albert RoadBus stop183m
- Euclid AvenueBus stop259m
- Stanny Lunt BridgeBus stop295m
- Dog & DartBus stop348m
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 2PH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
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
Early 20th centurySemi-Detached 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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£429k
1 Cawthorne Avenue, Grappenhall
WA4 2LP
3 bed2 bath
£400k
1 Ackers Lane, Stockton Heath
WA4 2BZ
3 bed
£396k
1 Brook Avenue, Stockton Heath
WA4 2RY
3 bed1 bath
£475k
1 Beechfield Road, Grappenhall
WA4 2LH
£489k
1 Bridge House Barns, Bell Lane, Thelwall
WA4 2SY
£504k
1 Burnside Avenue, Stockton Heath
WA4 2AW
£359k
1 Brackenwood Mews, Grappenhall
WA4 2YQ
3 bed2 bath
£359k
1 Brookside Cottages, Thelwall New Road, Thelwall
WA4 2SR
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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 25 Clarence Road is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WA4 2PH. 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. 5 sales are recorded for 25 Clarence Road. 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 25 Clarence Road was lodged in June 2024 at band C and is valid until June 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 25 Clarence Road. 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 22 schools and 30 stops listed are measured in a straight line from WA4 2PH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Clarence Road is in council tax band C. 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 25 Clarence Road, Grappenhall, Warrington, WA4 2PH. Each answer is also embedded as structured data for search engines.
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- Every home in WA4 2PHSold prices, values and energy ratings for the postcode
- WA 4 property marketPrices, postcodes, schools and transport across the district
- 25 Clarence Road, Grappenhall, Warrington valuationHow the estimate is built and what moves it
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