Butt Hill House is a detached house in Fairburn, Knottingley, Knottingley (WF11 9JA). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (May 2025) returns a B (score 84), comfortably above the UK average. When first surveyed in January 2013 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Average to Good.
Sale prices here have outpaced England HPI: 9.4% per year against 0% for the wider region. Today's modelled estimate of £510,000 is 20% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£263/sq ft) was about 41.9% above the typical sold price in the postcode. Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). Last sold in April 2018, so it's been off the market for around 8 years. 8 planning records sit against the property, 6 approved, 1 refused.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Butt Hill House has been through 6 approved planning applications — a well-evolved property.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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Butt Hill House valuation sits well clear of the typical sold price in this postcode.
£510,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.4% per year over 5 years.
£425,000
Growth on file: 9.4% per year over 5 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Butt Hill House outperforms the street on epc rating by a wide margin.
Price per m²
£2,833
Street avg £2,153
Floor Area
150 m²
Street avg 153 m²
Habitable Rooms
5 rooms
Crime
5/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Old Garth Croft — bus stop.

Daytime· 07:00 – 23:00
51.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
Cavity wall insulation installed
Loft insulation installed or upgraded to 250mm+
Solar PV panels (50 kWp) installed
Heating controls upgraded for better temperature management
Roof insulation improved
Section 73 application for the variation of condition 11 (approved drawings) of approval 2013/1239/FUL for the erection of a detached dwelling on plot 2
Discharge of conditions 2 (materials), 3 (landscaping), 4 (site enclosure), 6 (groundworks) & 8 (drainage) of approval 2013/1239/FUL (8/48/31C/PA) for the erection of a detached house with integral garage on land adjacent (plot 2)
12 April 2018Most recent
£425,000
+54.5%over 4 years31 May 2013
£275,000
Median price across the last 5 sales in WF11 9JA: £275,000 (2025–2022).
11 Silver Street Fairburn Knottingley
Sold Sept 2025
Garden Shed Silver Street Fairburn Knottingley
Sold Aug 2025
Longridge Silver Street Fairburn Knottingley
Sold Dec 2024
Croft House Silver Street Fairburn Knottingley
Sold Jun 2023
Garden Cottage Silver Street Fairburn Knottingley
Sold Jul 2022

Street avg 6 rooms
CO₂ Emissions
3.1 t/year
Street avg 6.2 t/year
Closest school
0.2 km
Fairburn Community Primary School. 5 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
42.4dB