Model valuation£417,0008 Busby Close
Local market context
35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Notable views2 planning records
Estimated value
£852,000
- Since the 2021 sale (£690,000)+23%
- Against WF2 6PZ's recent median (£999,950)-15%
Newest record on this page: January 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
138 m²
1485 sq ft
Energy rating
E
Score 45
Council tax
Band F
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
£852,000
- Against its 2021 sale (£690,000)+23%
- Against WF2 6PZ's recent median (£999,950)-15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Hill Top Road is modelled from its 138 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 6PZ. 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
138 m² from the EPC lodged in June 2019
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in WF2 6PZ
5 sales, median £999,950 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
23 September 2021Most recent
£690,000
+97.1%over 18 years21 May 2003
£350,000
Median price across the last 5 sales in WF2 6PZ: £999,950 (2025–2021).
Nearby sales in WF2 6PZ
51 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Sold Sept 2025
£999,95043b, Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Sold Nov 2024
£1,020,00049 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Sold Oct 2024
£999,95041 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Sold Jun 2021
£562,500Moorgate Lodge, Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
Sold Aug 2015
£525,000
What this page doesn't show
1 potential issue has already been flagged for 35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ. 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
One time fee only - money back guarantee
About 35 Hill Top Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Hill Top Road is a four-bedroom detached house in Newmillerdam, Wakefield, Wakefield (WF2 6PZ). It has a recorded floor area of 138 m² (around 1485 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (June 2019) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. Other recorded features include notable views. Period features are noted in the property record.
At 138 m² it sits well below the postcode median (217 m² across 18 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2003–2021, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £852,000 is 23.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 95.8% above the typical sold price in the postcode. Last sale on file: £690,000 in September 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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 gardenYes
- Notable viewsYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 35 Hill Top Road
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
35 Hill Top Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2019EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
9.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 June 2029
Planning history
Applications and permits filed against 35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ, sourced from the PlanIt planning register.
35 Hill Top Road has an approved single-storey rear extension on the planning record.
2 applications on record at 35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ
2decisions1extensions11documents1nearby
- Mar 2007ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey extension to rear
- Documents
- 6 docs on file
- Reference
- 07/00316/FUL
- More recent applications — locked
- OutbuildingJan 2026Decision
Unlock 35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ'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 1 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hill Top Road homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
35 Hill Top Road outperforms the street on price per m² by a wide margin.
Price per m²
£5,000
Street avg £2,751
Floor Area
138 m²
Street avg 232 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
9.3 t/year
Street avg 5.9 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
0.3 km
Newmillerdam — bus stop.
Closest school
1.1 km
Kettlethorpe High School. 8 schools nearby.
Nearest schools
- Kettlethorpe High SchoolSecondary1.1km
- Hendal Primary SchoolPrimary1.1km
- Crigglestone Dane Royd Junior and Infant SchoolPrimary2.1km
- Sandal Castle VA Community Primary SchoolPrimary2.1km
Nearest stops
- NewmillerdamBus stop337m
- Fox & Hounds PHBus stop465m
- School Hill Crab LaneBus stop501m
- Barnsley Rd Pledwick LaneBus stop642m
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 6PZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.9dB
Night-time· 23:00 – 07:00
38.6dB
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-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · 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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£1.3m
1 Briery Hall Farm, Chevet Lane
WF2 6PT
5 bed4 bath
£568k
1 Carlton Croft
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1 Chevet Croft, Sandal
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£301k
1 Cherry Tree Crescent, Walton
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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 35 Hill Top Road is modelled from its 138 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 6PZ. 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. 2 sales are recorded for 35 Hill Top 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 35 Hill Top Road was lodged in June 2019 at band E and is valid until June 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 Hill Top 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 8 schools and 30 stops listed are measured in a straight line from WF2 6PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Hill Top Road is in council tax band F. 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 35 Hill Top Road, Newmillerdam, Wakefield, WF2 6PZ. Each answer is also embedded as structured data for search engines.
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- Every home in WF2 6PZSold prices, values and energy ratings for the postcode
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- 35 Hill Top Road, Newmillerdam, Wakefield valuationHow the estimate is built and what moves it
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