Model valuation£417,0008 Busby Close
Local market context
2a, Georges Crescent, Grappenhall, Warrington, WA4 2PP
Extendable1 planning record
Estimated value
£399,000
- Since the 2024 sale (£370,000)+8%
- Against WA4 2PP's recent median (£297,500)+34%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
117 m²
1259 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Freehold
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
£399,000
- Against its 2024 sale (£370,000)+8%
- Against WA4 2PP's recent median (£297,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 117 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 2PP. 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
117 m² from the EPC lodged in May 2024
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in WA4 2PP
5 sales, median £297,500 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
2a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 September 2024Most recent
£370,000
Median price across the last 5 sales in WA4 2PP: £297,500 (2026–2024).
Nearby sales in WA4 2PP
60 Georges Crescent, Grappenhall, Warrington, WA4 2PP
Sold Jan 2026
£297,50070 Georges Crescent, Grappenhall, Warrington, WA4 2PP
Sold Dec 2025
£281,00040 Georges Crescent, Grappenhall, Warrington, WA4 2PP
Sold Feb 2025
£355,00022 Georges Crescent, Grappenhall, Warrington, WA4 2PP
Sold Jan 2025
£295,95052 Georges Crescent, Grappenhall, Warrington, WA4 2PP
Sold Jul 2024
£375,000
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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a three-bedroom detached house in Grappenhall, Warrington, Warrington (WA4 2PP). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1950-1966 and council tax band D. Tenure is freehold. The latest certificate (May 2024) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). Our model identifies extension potential, subject to local planning policy.
At 117 m² the property is well over the postcode median (85 m² across 31 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2024. Past consents include an extension and a porch, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£294/sq ft) was about 88.2% above the typical sold price in the postcode. Most recent transfer: September 2024 at £370,000.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenFront and rear
- GarageYes
Building
- TenureFreehold
- Extension potentialPossible
Before you decide
Everything you need to know about 2a
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.
Current Certificate
May 2024EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 May 2034
Planning history
Applications and permits filed against 2a, Georges Crescent, Grappenhall, Warrington, WA4 2PP, sourced from the PlanIt planning register.
1 application on record at 2a, Georges Crescent, Grappenhall, Warrington, WA4 2PP
1decisions1extensions
- Aug 2024PorchFullOutcome in report
Extension: Single storey
First floor extension over garage to be converted and new front canopy and porch with associated alterations.
Extension- Reference
- 2024/01022/FULH
Unlock 2a, Georges Crescent, Grappenhall, Warrington, WA4 2PP'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
- What the pattern means for extending or converting here
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Versus other Georges Crescent homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 2a stands well clear of the street.
Price per m²
£3,162
Street avg £2,329
Floor Area
117 m²
Street avg 89 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.7 t/year
Street avg 4.0 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
0.1 km
Dog & Dart — bus stop.
Closest school
0.2 km
Bradshaw Primary School. 23 schools nearby.
Nearest schools
- Bradshaw Primary SchoolPrimary214m
- Grappenhall St Wilfrid's CofE Primary SchoolPrimary446m
- Thelwall Infant SchoolPrimary664m
- Thelwall Community Junior SchoolPrimary1.3km
Nearest stops
- Dog & DartBus stop129m
- East ViewBus stop210m
- Bradshaw Lane ShopsBus stop226m
- Euclid AvenueBus stop238m
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 2PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.9dB
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 2 HomeBuyer Report
Mid 20th centuryDetached HouseFreeholdEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£400k
1 Ackers Lane, Stockton Heath
WA4 2BZ
3 bed
£396k
1 Brook Avenue, Stockton Heath
WA4 2RY
3 bed1 bath
£429k
1 Cawthorne Avenue, Grappenhall
WA4 2LP
3 bed2 bath
£359k
1 Brackenwood Mews, Grappenhall
WA4 2YQ
3 bed2 bath
£320k
1 Beech Avenue, Thelwall
WA4 2HU
3 bed2 bath
£319k
1 Buntingford Road, Thelwall
WA4 2HP
3 bed1 bath
£290k
1 Bradshaw Lane, Grappenhall
WA4 2NJ
3 bed1 bath
£317k
1 Alderley Road, Thelwall
WA4 2JB
4 bed
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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 2a is modelled from its 117 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 2PP. 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 2a. 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 2a was lodged in May 2024 at band D and is valid until May 2034. 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 2a. 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 23 schools and 30 stops listed are measured in a straight line from WA4 2PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a 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 2a, Georges Crescent, Grappenhall, Warrington, WA4 2PP. Each answer is also embedded as structured data for search engines.
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