Model valuation£417,0008 Busby Close
Local market context
8 East View, Grappenhall, Warrington, WA4 2QH
4 sales on record
Estimated value
£316,000
- Since the 2007 sale (£178,500)+77%
- Against WA4 2QH's recent median (£250,000)+26%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
80 m²
861 sq ft
Energy rating
D
Score 66
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
£316,000
- Against its 2007 sale (£178,500)+77%
- Against WA4 2QH's recent median (£250,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 East View is modelled from its 80 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WA4 2QH. 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
80 m² from the EPC lodged in March 2021
Sales of this home
4 sales recorded, the latest in 2007
Recent sales in WA4 2QH
5 sales, median £250,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
8 East View's estimated value is more than triple its earliest registered sale price (2000).
Sales timeline
27 September 2007Most recent
£178,500
+15.2%over 2 years18 August 2005
£155,000
+17.4%over 1 year23 October 2003
£132,000
+43.5%over 3 years4 July 2000
£92,000
Median price across the last 5 sales in WA4 2QH: £250,000 (2024–2019).
Nearby sales in WA4 2QH
1 East View, Grappenhall, Warrington, WA4 2QH
Sold Sept 2024
£340,0007 East View, Grappenhall, Warrington, WA4 2QH
Sold Jul 2024
£250,00012 East View, Grappenhall, Warrington, WA4 2QH
Sold Aug 2021
£265,0005 East View, Grappenhall, Warrington, WA4 2QH
Sold Mar 2021
£188,0006 East View, Grappenhall, Warrington, WA4 2QH
Sold Nov 2019
£220,000
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 8 East View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 East View is a two-bedroom mid-terrace house in Grappenhall, Warrington, Warrington (WA4 2QH). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1900-1929 and council tax band C. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory. Period features are noted in the property record. The latest certificate (March 2021) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
Held since September 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2000–2007, sale prices on this property compounded at 9.6% per year. Today's modelled estimate of £316,000 sits 77% above the 2007 sale of £178,500. On a £-per-square-foot basis, the last sale (£207/sq ft) was about 25% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
Building
- Underfloor heatingYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 East View
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.
Current Certificate
Mar 2021EPC 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
Valid until 23 March 2031
Planning history
Applications and permits filed against 8 East View, Grappenhall, Warrington, WA4 2QH, sourced from the PlanIt planning register.
8 East View has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other East View homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 8 East View lags the street by a wide margin.
Price per m²
£2,231
Street avg £2,389
Floor Area
80 m²
Street avg 97 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 4.8 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
0.1 km
Bradshaw Lane Shops — bus stop.
Closest school
0.2 km
Bradshaw Primary School. 22 schools nearby.
Nearest schools
- Bradshaw Primary SchoolPrimary199m
- Grappenhall St Wilfrid's CofE Primary SchoolPrimary512m
- Thelwall Infant SchoolPrimary553m
- Thelwall Community Junior SchoolPrimary1.1km
Nearest stops
- Bradshaw Lane ShopsBus stop99m
- East ViewBus stop121m
- Dog & DartBus stop164m
- Ollerton CloseBus 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 2QH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.9dB
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 3 Building Survey
Victorian-eraMid-Terrace HouseEPC DPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£319k
1 Buntingford Road, Thelwall
WA4 2HP
3 bed1 bath
£320k
1 Beech Avenue, Thelwall
WA4 2HU
3 bed2 bath
£290k
1 Bradshaw Lane, Grappenhall
WA4 2NJ
3 bed1 bath
£359k
1 Brackenwood Mews, Grappenhall
WA4 2YQ
3 bed2 bath
£396k
1 Brook Avenue, Stockton Heath
WA4 2RY
3 bed1 bath
£400k
1 Ackers Lane, Stockton Heath
WA4 2BZ
3 bed
£429k
1 Cawthorne Avenue, Grappenhall
WA4 2LP
3 bed2 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 8 East View is modelled from its 80 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WA4 2QH. 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. 4 sales are recorded for 8 East View. 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 8 East View was lodged in March 2021 at band D and is valid until March 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 East View. 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 2QH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 East View 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 8 East View, Grappenhall, Warrington, WA4 2QH. Each answer is also embedded as structured data for search engines.
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- Every home in WA4 2QHSold prices, values and energy ratings for the postcode
- WA 4 property marketPrices, postcodes, schools and transport across the district
- 8 East View, Grappenhall, Warrington valuationHow the estimate is built and what moves it
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