Model valuation£417,0008 Busby Close
Local market context
1 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Estimated value
£319,000
- Against WA4 6TW's recent median (£509,500)-37%
Newest record on this page: April 2024. 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
94 m²
1012 sq ft
Energy rating
E
Score 50
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
£319,000
- Against WA4 6TW's recent median (£509,500)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Cockfight Cottage is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WA4 6TW. 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
94 m² from the EPC lodged in February 2023
Sales of this home
No sale recorded since 1995
Recent sales in WA4 6TW
5 sales, median £509,500 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 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.
1 Cockfight Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WA4 6TW: £509,500 (2024–2015).
Nearby sales in WA4 6TW
Porch House Farm, The Shippon, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Sold Apr 2024
£565,000Porch House Farm, Holly House, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Sold Feb 2022
£509,500Porch House Farm, Hereford House, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Sold Oct 2016
£515,000Porch House Farm, Walnut Barn, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Sold Apr 2016
£485,000Porch House Farm, Daisy Barn, Runcorn Road, Higher Walton, Warrington, WA4 6TW
Sold Oct 2004
£535,000
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 1 Cockfight Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Cockfight Cottage is a semi-detached house in Higher Walton, Warrington, Warrington (WA4 6TW). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (February 2023) shows an E (score 50), well below the UK norm with real room to improve. When first surveyed in May 2019 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Average to Good and main heating went from Poor to Average. The recommended improvements would lift it to A (score 99), a 4-band jump. Main heating runs on oil.
At 94 m² it sits well below the postcode median (177 m² across 8 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 1 Cockfight Cottage
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.
1 Cockfight Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2023
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Good
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from May 2019
EPC improved fromF35toE50
Windows
AverageGood
Window efficiency improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 1 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW, sourced from the PlanIt planning register.
1 Cockfight Cottage 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 Runcorn Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Cockfight Cottage is notably below the street on habitable rooms.
EPC Rating
50 (E)
Street avg 51 (E)
Floor Area
94 m²
Street avg 185 m²
CO₂ Emissions
6.1 t/year
Street avg 5.7 t/year
Habitable Rooms
5 rooms
Street avg 7 rooms
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
0.1 km
Porch-house Farm — bus stop.
Closest school
1.4 km
Moore Primary School. 5 schools nearby.
Nearest schools
- Moore Primary SchoolPrimary1.4km
- Daresbury Primary SchoolPrimary2.5km
- Stockton Heath Primary SchoolPrimary2.6km
- Sandymoor Ormiston AcademySecondary2.9km
Nearest stops
- Porch-house FarmBus stop77m
- Cockfight CottagesBus stop272m
- Moore LaneBus stop569m
- Hollyhedge FarmBus stop572m
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 6TW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
38.9dB
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-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, 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 Baronet Mews, Eastford Road
WA4 6EY
£358k
1 Brackley Street, Stockton Heath
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1 Causeway Avenue
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3 bed1 bath
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1 Boswell Avenue
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£273k
1 Burgess Avenue
WA4 6QZ
£375k
1 Bramley Mews, Stockton Heath
WA4 6PR
4 bed
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1 Arnside Grove
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2 bed
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1 Bedford Street, Stockton Heath
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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 1 Cockfight Cottage is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WA4 6TW. 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. No sale is recorded for 1 Cockfight Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 1 Cockfight Cottage was lodged in February 2023 at band E and is valid until February 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1 Cockfight Cottage. 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 5 schools and 30 stops listed are measured in a straight line from WA4 6TW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Cockfight Cottage 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 1 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW. Each answer is also embedded as structured data for search engines.
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- Every home in WA4 6TWSold prices, values and energy ratings for the postcode
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- 1 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington valuationHow the estimate is built and what moves it
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