Model valuation£417,0008 Busby Close
Local market context
The Rock, Hobb Lane, Daresbury, Warrington, WA4 5LS
1 planning record
Estimated value
£423,000
- Since the 2026 sale (£385,000)+10%
- Against WA4 5LS's recent median (£389,500)+9%
Newest record on this page: March 2026. 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
105 m²
1130 sq ft
Energy rating
D
Score 64
Council tax
Band D
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
£423,000
- Against its 2026 sale (£385,000)+10%
- Against WA4 5LS's recent median (£389,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Rock is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 5LS. 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
105 m² from the EPC lodged in November 2020
Sales of this home
1 sale recorded, the latest in 2026
Recent sales in WA4 5LS
5 sales, median £389,500 (2026–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
Sales timeline
6 March 2026Most recent
£385,000
Median price across the last 5 sales in WA4 5LS: £389,500 (2026–2018).
Nearby sales in WA4 5LS
The Highlands, Hobb Lane, Daresbury, Warrington, WA4 5LS
Sold Feb 2026
£775,000Braeside, Hobb Lane, Daresbury, Warrington, WA4 5LS
Sold Mar 2023
£331,0002 Elm Cottage, Hobb Lane, Daresbury, Warrington, WA4 5LS
Sold Mar 2019
£232,500The White House, Hobb Lane, Daresbury, Warrington, WA4 5LS
Sold Feb 2016
£650,000The Chestnuts, Hobb Lane, Daresbury, Warrington, WA4 5LS
Sold Aug 2015
£266,000
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 The Rock
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Rock is a semi-detached house in Daresbury, Warrington, Warrington (WA4 5LS). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2020) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to A (score 95), a 3-band jump.
It changed hands recently, sold March 2026 for £385,000. At 105 m² it sits well below the postcode median (210 m² across 6 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£341/sq ft) was about 22.9% above the typical sold price in the postcode. One historical planning record sits against the property in 2007.
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Everything you need to know about The Rock
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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
Nov 2020EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 November 2030
Planning history
Applications and permits filed against The Rock, Hobb Lane, Daresbury, Warrington, WA4 5LS, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey rear extension at The Rock.
1 application on record at The Rock, Hobb Lane, Daresbury, Warrington, WA4 5LS
0decisions1extensions
- May 2007ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Proposed part two storey/part single storey extension to rear of dwelling
- Reference
- 2007/10199
Unlock The Rock, Hobb Lane, Daresbury, Warrington, WA4 5LS's full planning history
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- 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 Hobb Lane homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for The Rock lags the street by a wide margin.
Price per m²
£3,667
Street avg £3,431
Floor Area
105 m²
Street avg 182 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
4.4 t/year
Street avg 7.3 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
211/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Hobb Lane — bus stop.
Closest school
0.9 km
Moore Primary School. 3 schools nearby.
Nearest schools
- Moore Primary SchoolPrimary937m
- Daresbury Primary SchoolPrimary1.6km
- Sandymoor Ormiston AcademySecondary2.1km
Nearest stops
- Hobb LaneBus stop370m
- CreamfieldsBus stop385m
- CanalsideBus stop436m
- Moore LaneBus stop626m
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 5LS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
41.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th centurySemi-Detached HouseEPC 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.
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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 The Rock is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WA4 5LS. 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 The Rock. 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 The Rock was lodged in November 2020 at band D and is valid until November 2030. 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 The Rock. 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 3 schools and 30 stops listed are measured in a straight line from WA4 5LS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Rock 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 The Rock, Hobb Lane, Daresbury, Warrington, WA4 5LS. Each answer is also embedded as structured data for search engines.
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