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The Sycamores, Hill Top Road, Newmillerdam, Wakefield, WF2 6PY

EPC B

Estimated value

£711,000

  • Since the 2017 sale (£565,000)+26%
  • Against WF2 6PY's recent median (£495,000)+44%

Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Floor area
225 m²
2422 sq ft
Energy rating
B
Score 83
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Valuation

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

£711,000

  • Against its 2017 sale (£565,000)+26%
  • Against WF2 6PY's recent median (£495,000)+44%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Sycamores is modelled from its 225 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6PY. 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

    225 m² from the EPC lodged in October 2016

  • Sales of this home

    1 sale recorded, the latest in 2017

  • Recent sales in WF2 6PY

    5 sales, median £495,000 (2024–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The Sycamores valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 21 June 2017Most recent

    £565,000

Median price across the last 5 sales in WF2 6PY: £495,000 (2024–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for The Sycamores, Hill Top Road, Newmillerdam, Wakefield, WF2 6PY. The detail, evidence and what to ask about it are in the Risks 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

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Overview

About The Sycamores

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

The Sycamores is a property in Newmillerdam, Wakefield, Wakefield (WF2 6PY). It has a recorded floor area of 225 m² (around 2422 sq ft). The latest certificate (October 2016) returns a B (score 83), comfortably above the UK average.

At 225 m² the property is well over the postcode median (156 m² across 6 EPCs), placing it in the larger end of the local stock. On the market in June 2017 and unlisted since — roughly 9 years. Today's modelled estimate of £711,000 is 25.8% above the 2017 sale price.

Before you decide

Everything you need to know about The Sycamores

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Oct 2026

Current Certificate
Oct 2016

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
3.6 t/year
Occupancy
—

Certificate validity

Expired on 13 October 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against The Sycamores, Hill Top Road, Newmillerdam, Wakefield, WF2 6PY, sourced from the PlanIt planning register.

The Sycamores has no planning applications on record.

1

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Hill Top Road homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for The Sycamores runs comfortably ahead of the street norm.

Price per m²

£2,511

Street avg £2,948

On par

Floor Area

225 m²

Street avg 122 m²

Strongly above

CO₂ Emissions

3.6 t/year

Street avg 4.1 t/year

On par

Years Held

9 years

Street avg 9 years

On par
Area

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.
Full Wakefield report

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

0.0 km

Newmillerdam — bus stop.

Closest school

0.8 km

Hendal Primary School. 8 schools nearby.

Nearest schools

  • Hendal Primary SchoolPrimary774m
  • Kettlethorpe High SchoolSecondary836m
  • Crigglestone St James CofE Primary AcademyPrimary1.9km
  • Crigglestone Dane Royd Junior and Infant SchoolPrimary2.0km

Nearest stops

  • NewmillerdamBus stop41m
  • Fox & Hounds PHBus stop325m
  • School Hill Crab LaneBus stop340m
  • Barnsley Rd Pledwick LaneBus stop427m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WF2 6PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WF2 6PY

Daytime· 07:00 – 23:00

49.0dB

Low
Night-time road noise heatmap for WF2 6PY

Night-time· 23:00 – 07:00

40.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

HouseEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£823k

1 Chevet Croft, Sandal

WF2 6QR

6 bed2 bath
£590k

1 Chevet Lane

WF2 6HN

£568k

1 Carlton Croft

WF2 6DA

5 bed3 bath
£420k

1 Carr Lane

WF2 6HJ

2 bed
£418k

1 Briery Court, Chevet Lane

WF2 6PT

4 bed
£1.2m

1 Bishops Wood

WF2 6SZ

£1.3m

1 Briery Hall Farm, Chevet Lane

WF2 6PT

5 bed4 bath
£376k

1 Beechfield

WF2 6AW

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for The Sycamores is modelled from its 225 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6PY. 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 The Sycamores. 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 The Sycamores was lodged in October 2016 at band B and expired in October 2026, 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. None is matched to The Sycamores. 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 8 schools and 30 stops listed are measured in a straight line from WF2 6PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Sycamores, Hill Top Road, Newmillerdam, Wakefield, WF2 6PY. Each answer is also embedded as structured data for search engines.

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