Model valuation£417,0008 Busby Close
Local market context
21 Meadow Vale, Outwood, Wakefield, WF1 3TD
2 planning records
Estimated value
£304,000
- Since the 2014 sale (£227,500)+34%
- Against WF1 3TD's recent median (£335,000)-9%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
109 m²
1173 sq ft
Energy rating
D
Score 64
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
£304,000
- Against its 2014 sale (£227,500)+34%
- Against WF1 3TD's recent median (£335,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Meadow Vale is modelled from its 109 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF1 3TD. 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
109 m² from the EPC lodged in October 2013
Sales of this home
2 sales recorded, the latest in 2014
Recent sales in WF1 3TD
5 sales, median £335,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
21 Meadow Vale has more than tripled in price since its earliest registered sale in 1995.
Sales timeline
4 September 2014Most recent
£227,500
+266.9%over 18 years10 November 1995
£62,000
Median price across the last 5 sales in WF1 3TD: £335,000 (2026–2025).
Nearby sales in WF1 3TD
67 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold May 2026
£335,00026 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Dec 2025
£349,99988 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Oct 2025
£365,00062 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Mar 2025
£195,00012 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Feb 2025
£190,000
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 21 Meadow Vale
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Meadow Vale is a four-bedroom detached house in Outwood, Wakefield, Wakefield (WF1 3TD). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (October 2013) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from October 2013, so improvements made since then won't be reflected.
At 109 m² the property is well over the postcode median (80 m² across 45 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Last sold in September 2014, so it's been off the market for around 12 years. Across 1995–2014, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £304,000 is 33.6% above the 2014 sale price.
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
- Bedrooms4
Before you decide
Everything you need to know about 21 Meadow Vale
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.
21 Meadow Vale's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Oct 2023
Current Certificate
Oct 2013EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 October 2023
Planning history
Applications and permits filed against 21 Meadow Vale, Outwood, Wakefield, WF1 3TD, sourced from the PlanIt planning register.
21 Meadow Vale has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 21 Meadow Vale, Outwood, Wakefield, WF1 3TD
2decisions2extensions7documents3nearby
- Jul 2005ExtensionFullOutcome in report
Extension: Single storey · Side of property
First floor extension to side
- Documents
- 4 docs on file
- Reference
- 05/99/68837
- More recent applications — locked
- ConservatoryApr 2007Decision
Unlock 21 Meadow Vale, Outwood, Wakefield, WF1 3TD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Meadow Vale homes
Four headline reads against 45 similar houses on this street, drawn from the latest EPC and Land Registry data.
21 Meadow Vale outperforms the street on habitable rooms by a wide margin.
Price per m²
£2,087
Street avg £2,560
Floor Area
109 m²
Street avg 86 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
4.5 t/year
Street avg 3.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Wakefield district page.
Crime
585/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Broadmeadows Sheridan Street — bus stop.
Closest school
0.5 km
Outwood Primary Academy Lofthouse Gate. 17 schools nearby.
Nearest schools
- Outwood Primary Academy Lofthouse GatePrimary465m
- Rooks Nest AcademyPrimary526m
- Outwood Primary Academy Ledger LanePrimary881m
- Stanley St Peters Church of England Voluntary Controlled Primary SchoolPrimary1.1km
Nearest stops
- Broadmeadows Sheridan StreetBus stop203m
- Rooks Nest Road Mountbatten GroveBus stop230m
- Anaheim Drive The HawthornsBus stop252m
- Rooks Nest Road BroadmeadowsBus stop278m
Most reported crime locally
- Violence & Sexual Offences3,379 reports41%
- Shoplifting810 reports10%
- Public Order743 reports9%
- Anti-social Behaviour708 reports9%
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 WF1 3TD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.0dB
Night-time· 23:00 – 07:00
39.2dB
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
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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.
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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 21 Meadow Vale is modelled from its 109 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF1 3TD. 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. 2 sales are recorded for 21 Meadow Vale. 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 21 Meadow Vale was lodged in October 2013 at band D and expired in October 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 Meadow Vale. 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 17 schools and 30 stops listed are measured in a straight line from WF1 3TD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Meadow Vale 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 21 Meadow Vale, Outwood, Wakefield, WF1 3TD. Each answer is also embedded as structured data for search engines.
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Keep exploring
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- 21 Meadow Vale, Outwood, Wakefield valuationHow the estimate is built and what moves it
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