Model valuation£417,0008 Busby Close
Local market context
85 Batley Road, Wakefield, WF2 0AB
2 planning records
Estimated value
£395,000
- Since the 2014 sale (£218,000)+81%
- Against WF2 0AB's recent median (£160,000)+147%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
150 m²
1615 sq ft
Energy rating
C
Score 69
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
£395,000
- Against its 2014 sale (£218,000)+81%
- Against WF2 0AB's recent median (£160,000)+147%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Batley Road is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 0AB. 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
150 m² from the EPC lodged in September 2024
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in WF2 0AB
5 sales, median £160,000 (2023–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | 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.
85 Batley Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 June 2014Most recent
£218,000
Median price across the last 5 sales in WF2 0AB: £160,000 (2023–2015).
What this page doesn't show
2 potential issues have already been flagged for 85 Batley Road, Wakefield, WF2 0AB. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 85 Batley Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 Batley Road is a four-bedroom semi-detached house in Wakefield (WF2 0AB). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2024) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since March 2014. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Average. Records show the property has been extended at some point in its history.
On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £395,000 sits 81.2% above the 2014 sale of £218,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 12 years since the last transfer (June 2014).
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
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageDouble
Building
- Central heatingYes
- Previously extendedYes
Before you decide
Everything you need to know about 85 Batley Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
85 Batley Road ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Sept 2024
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2024from Mar 2014
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
25%87%
More low energy lighting installed
Planning history
Applications and permits filed against 85 Batley Road, Wakefield, WF2 0AB, sourced from the PlanIt planning register.
85 Batley Road has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 85 Batley Road, Wakefield, WF2 0AB
2decisions2extensions14documents5nearby
- Apr 2021ExtensionFullOutcome in report
Extension: Rear of property
Proposed single storey rear extension to existing raised terrace and creation of new terraced area.
- Documents
- 6 docs on file
- Reference
- 21/00540/FUL
- More recent applications — locked
- ExtensionJul 2024Decision
Unlock 85 Batley Road, Wakefield, WF2 0AB'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 5 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Batley Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
85 Batley Road outperforms the street on epc rating by a wide margin.
Price per m²
£1,453
Street avg £1,286
Floor Area
150 m²
Street avg 139 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.7 t/year
Street avg 7.6 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
J&I School — bus stop.
Closest school
0.2 km
Wakefield Flanshaw Junior and Infant School. 26 schools nearby.
Nearest schools
- Wakefield Flanshaw Junior and Infant SchoolPrimary222m
- Alverthorpe St Paul's CofE (VA) School 3-11yrsPrimary634m
- St Michael's CofE AcademyPrimary797m
- English Martyrs Catholic Primary School, A Voluntary AcademyPrimary1.0km
Nearest stops
- J&I SchoolBus stop147m
- J&I SchoolBus stop183m
- Batley Road Larkspur WyBus stop185m
- Flanshaw Road Derwent RdBus stop270m
Most reported crime locally
- Violence & Sexual Offences3,031 reports46%
- Anti-social Behaviour682 reports10%
- Public Order465 reports7%
- Criminal Damage & Arson425 reports6%
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 WF2 0AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
38.5dB
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
Early 20th centurySemi-Detached HouseEPC CExtended 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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1 Bankfield Drive, Wrenthorpe
WF2 0TB
4 bed2 bath
£334k
1 Appleshawn Crescent, Wrenthorpe
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4 bed1 bath
£323k
1 Bunkers Hill, Wrenthorpe
WF2 0JF
4 bed3 bath
£213k
1 Balne Mill Court
WF2 0FN
3 bed1 bath
£199k
1 Cliff Street
WF2 0DW
3 bed
£393k
1 Bankfield Court, Wrenthorpe
WF2 0TA
£378k
1 Batley Road
WF2 0AA
1 bed
£346k
1 Batley Road, Wrenthorpe
WF2 0PG
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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 85 Batley Road is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 0AB. 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. 1 sale is recorded for 85 Batley Road. 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 85 Batley Road was lodged in September 2024 at band C and is valid until September 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 85 Batley Road. 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 16 months, which places each incident at an approximate point. The 26 schools and 30 stops listed are measured in a straight line from WF2 0AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85 Batley Road 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 85 Batley Road, Wakefield, WF2 0AB. Each answer is also embedded as structured data for search engines.
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- Every home in WF2 0ABSold prices, values and energy ratings for the postcode
- WF 2 property marketPrices, postcodes, schools and transport across the district
- 85 Batley Road, Wakefield valuationHow the estimate is built and what moves it
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