Model valuation£417,0008 Busby Close
Local market context
88 Meadow Vale, Outwood, Wakefield, WF1 3TD
4 sales on record1 planning record
Estimated value
£370,000
- Since the 2025 sale (£365,000)+1%
- Against WF1 3TD's recent median (£195,000)+90%
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
Bathrooms
2
Floor area
111 m²
1195 sq ft
Energy rating
C
Score 70
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
£370,000
- Against its 2025 sale (£365,000)+1%
- Against WF1 3TD's recent median (£195,000)+90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 88 Meadow Vale is modelled from its 111 m² EPC floor area, its 4 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
111 m² from the EPC lodged in August 2020
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in WF1 3TD
5 sales, median £195,000 (2026–2024)
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 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.
Latest sale on 88 Meadow Vale was the highest on Land Registry record across the postcode.
Sales timeline
1 October 2025Most recent
£365,000
+11.3%over 4 years11 December 2020
£328,000
+68.2%over 11 years19 November 2009
£195,000
14 June 2006
£194,950
Median price across the last 5 sales in WF1 3TD: £195,000 (2026–2024).
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
£349,99962 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Mar 2025
£195,00012 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Feb 2025
£190,00044 Meadow Vale, Outwood, Wakefield, WF1 3TD
Sold Oct 2024
£176,000
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 88 Meadow Vale
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
88 Meadow Vale is a four-bedroom detached house in Outwood, Wakefield, Wakefield (WF1 3TD). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (August 2020) shows a C (score 70). The recommended improvements would push it to B (score 81). Records show the property has been extended at some point in its history.
At 111 m² the property is well over the postcode median (80 m² across 45 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). A recent sale: £365,000 in October 2025. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. Across 2006–2025, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 59.2% 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
- Bedrooms4
- Bathrooms2
Outside
- Private gardenRear
- DrivewayYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 88 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.
Current Certificate
Aug 2020EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 August 2030
Planning history
Applications and permits filed against 88 Meadow Vale, Outwood, Wakefield, WF1 3TD, sourced from the PlanIt planning register.
88 Meadow Vale has an approved single-storey extension on the planning record.
1 application on record at 88 Meadow Vale, Outwood, Wakefield, WF1 3TD
1decisions1extensions7documents3nearby
- Jun 2014ExtensionFullOutcome in report
Extension: Single storey
First floor extension to enlarge existing bedroom and to include en-suite
- Documents
- 7 docs on file
- Reference
- 14/00931/FUL
Unlock 88 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 (1 on record)
- All 1 application 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.
On habitable rooms, 88 Meadow Vale stands well clear of the street.
Price per m²
£3,288
Street avg £2,530
Floor Area
111 m²
Street avg 86 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 t/year
Street avg 3.7 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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC C
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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.
£328k
1 Briarwood Close, Outwood
WF1 3TZ
4 bed
£322k
1 Brackenwood Road, Outwood
WF1 3TH
4 bed
£365k
1 Belmont Street
WF1 3JY
3 bed
£289k
1 Cartwright Drive
WF1 3FG
3 bed2 bath
£185k
1 Clifton Place
WF1 3JH
3 bed1 bath
£823k
1 Blenheim Road
WF1 3JZ
5 bed3 bath
£191k
1 Belfry Court
WF1 3TY
2 bed1 bath
£425k
1 Bowlers Court
WF1 3QL
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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 88 Meadow Vale is modelled from its 111 m² EPC floor area, its 4 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. 4 sales are recorded for 88 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 88 Meadow Vale was lodged in August 2020 at band C and is valid until August 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 88 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
- 88 Meadow Vale 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 88 Meadow Vale, Outwood, Wakefield, WF1 3TD. Each answer is also embedded as structured data for search engines.
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- Every home in WF1 3TDSold prices, values and energy ratings for the postcode
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- 88 Meadow Vale, Outwood, Wakefield valuationHow the estimate is built and what moves it
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