Model valuation£417,0008 Busby Close
Local market context
4 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW
3 planning records
Estimated value
£382,000
- Against WA4 6TW's recent median (£509,500)-25%
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
6
From EPC
Floor area
131 m²
1410 sq ft
Energy rating
E
Score 48
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
£382,000
- Against WA4 6TW's recent median (£509,500)-25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Cockfight Cottage is modelled from its 131 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
131 m² from the EPC lodged in November 2015
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 | 1 of 3 applications | 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.
4 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 4 Cockfight Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Cockfight Cottage is a semi-detached house in Higher Walton, Warrington, Warrington (WA4 6TW). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (November 2015) shows an E (score 48), well below the UK norm with real room to improve. When first surveyed in November 2015 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and main heating went from Poor to Average; while lighting dropped from Good to Poor. The recommended improvements would lift it to A (score 93), a 4-band jump. Main heating runs on oil. The latest certificate is from November 2015, so improvements made since then won't be reflected.
3 planning records sit against the property, 0 approved, 0 refused. At 131 m² it's 26% smaller than the typical home in the postcode (177 m² median across 8 EPCs).
Before you decide
Everything you need to know about 4 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.
4 Cockfight Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Nov 2025
Current Certificate(1 of 2)
Nov 2015
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 November 2025
Property Improvements
Changes detected from historical EPC data
Nov 2015from Nov 2015
EPC improved fromF28toE48
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
56%14%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 4 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW, sourced from the PlanIt planning register.
Multiple extension applications run across more than a decade of planning history at 4 Cockfight Cottage.
3 applications on record at 4 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW
0decisions3extensions33documents
- May 2000ExtensionFullOutcome in report
Extension: Rear of property
PART TWO STOREY, PART SINGLE STOREY EXTENSIONS TO REAR TO PROVIDE LIVING ROOM, BEDROOM, BATHROOM
- Reference
- A00/41222
- More recent applications — locked
- ExtensionJul 2015Decision
- ExtensionNov 2014Decision
Unlock 4 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 3 applications on this property in full
- The 33 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Runcorn Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
4 Cockfight Cottage is notably below the street on co₂ emissions.
EPC Rating
48 (E)
Street avg 52 (E)
Floor Area
131 m²
Street avg 181 m²
CO₂ Emissions
7.0 t/year
Street avg 5.6 t/year
Habitable Rooms
6 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 gasSolid (non-cavity) walls
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.
£385k
1 Beech Road, Stockton Heath
WA4 6LT
2 bed1 bath
£375k
1 Bramley Mews, Stockton Heath
WA4 6PR
4 bed
£358k
1 Brackley Street, Stockton Heath
WA4 6DY
3 bed1 bath
£443k
1 Carlton Street, Stockton Heath
WA4 6LX
4 bed
£450k
1 Belvoir Road, Walton
WA4 6PE
4 bed
£319k
1 Baronet Mews, Eastford Road
WA4 6EY
£319k
1 Cockfight Cottage, Runcorn Road, Higher Walton
WA4 6TW
£469k
1 Carlingford Road, Stockton Heath
WA4 6SA
4 bed1 bath
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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 4 Cockfight Cottage is modelled from its 131 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 4 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 4 Cockfight Cottage was lodged in November 2015 at band E and expired in November 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 4 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
- 4 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 4 Cockfight Cottage, Runcorn Road, Higher Walton, Warrington, WA4 6TW. Each answer is also embedded as structured data for search engines.
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