Model valuation£417,0008 Busby Close
Local market context
8 Light Lane, Wakefield, WF2 0BE
4 sales on record
Estimated value
£150,000
- Since the 2021 sale (£107,500)+40%
- Against WF2 0BE's recent median (£44,975)+234%
Newest record on this page: February 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
68 m²
732 sq ft
Energy rating
C
Score 75
Council tax
Band A
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
£150,000
- Against its 2021 sale (£107,500)+40%
- Against WF2 0BE's recent median (£44,975)+234%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Light Lane is modelled from its 68 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WF2 0BE. 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
68 m² from the EPC lodged in February 2022
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in WF2 0BE
4 sales, median £44,975 (2019–1995)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Sale price has at least doubled since 1997.
Sales timeline
29 January 2021Most recent
£107,500
+2.4%over 12 years1 May 2008
£105,000
+228.1%over 7 years2 February 2001
£32,000
-13.4%over 3 years21 November 1997
£36,950
Median price across the last 4 sales in WF2 0BE: £44,975 (2019–1995).
What this page doesn't show
2 potential issues have already been flagged for 8 Light Lane, Wakefield, WF2 0BE. 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 8 Light Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Light Lane is a two-bedroom end-of-terrace house in Wakefield (WF2 0BE). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (February 2022) shows a C (score 75), near the top of the C band. When first surveyed in March 2020 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average; while wall efficiency dropped from Poor to Very Poor and lighting dropped from Good to Average. The recommended improvements would push it to B (score 89).
At 68 m² it sits well below the postcode median (143 m² across 3 EPCs), making it one of the more compact homes locally. Most recent transfer: January 2021 at £107,500. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1997–2021, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £150,000 is 39.5% above the 2021 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
- Bedrooms2
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenRear
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 Light Lane
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.
Current Certificate(1 of 3)
Feb 2022
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 February 2032
Property Improvements
Changes detected from historical EPC data
Dec 2021from Mar 2020
EPC improved fromE53toD60
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
62%27%
Low energy lighting percentage decreased
Feb 2022from Dec 2021
EPC improved fromD60toC75
Planning history
Applications and permits filed against 8 Light Lane, Wakefield, WF2 0BE, sourced from the PlanIt planning register.
8 Light Lane has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Light Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Light Lane outperforms the street on epc rating by a wide margin.
EPC Rating
75 (C)
Street avg 65 (D)
Floor Area
68 m²
Street avg 121 m²
CO₂ Emissions
2.6 t/year
Street avg 5.0 t/year
Habitable Rooms
3 rooms
Street avg 6 rooms
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
Wellington Street Batley Rd — bus stop.
Closest school
0.3 km
Alverthorpe St Paul's CofE (VA) School 3-11yrs. 25 schools nearby.
Nearest schools
- Alverthorpe St Paul's CofE (VA) School 3-11yrsPrimary304m
- Wakefield Flanshaw Junior and Infant SchoolPrimary546m
- St Michael's CofE AcademyPrimary1.0km
- Jerry Clay AcademyPrimary1.2km
Nearest stops
- Wellington Street Batley RdBus stop96m
- Batley Rd Flanshaw LaneBus stop102m
- Batley Road Larkspur WyBus stop157m
- Flanshaw Lane Weavers ChaseBus stop234m
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 0BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
37.6dB
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-eraEnd-Terrace HouseEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · 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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Start your researchHow to read this page
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 8 Light Lane is modelled from its 68 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WF2 0BE. 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 8 Light Lane. 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 8 Light Lane was lodged in February 2022 at band C and is valid until February 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Light Lane. 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 25 schools and 30 stops listed are measured in a straight line from WF2 0BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Light Lane is in council tax band A. 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 8 Light Lane, Wakefield, WF2 0BE. Each answer is also embedded as structured data for search engines.
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