Model valuation£417,0008 Busby Close
Local market context
11 Hill Top, Newmillerdam, Wakefield, WF2 6QB
1 planning record
Estimated value
£471,000
- Since the 1996 sale (£132,500)+255%
- Against WF2 6QB's recent median (£530,000)-11%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
148 m²
1593 sq ft
Energy rating
D
Score 62
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
£471,000
- Against its 1996 sale (£132,500)+255%
- Against WF2 6QB's recent median (£530,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Hill Top is modelled from its 148 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6QB. 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
148 m² from the EPC lodged in May 2017
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in WF2 6QB
5 sales, median £530,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
11 Hill Top's estimated value is more than triple its earliest registered sale price (1996).
Sales timeline
4 July 1996Most recent
£132,500
Median price across the last 5 sales in WF2 6QB: £530,000 (2025–2020).
Nearby sales in WF2 6QB
6 Hill Top, Newmillerdam, Wakefield, WF2 6QB
Sold Nov 2025
£530,0008 Hill Top, Newmillerdam, Wakefield, WF2 6QB
Sold Oct 2025
£320,000Hill Top House, Hill Top, Newmillerdam, Wakefield, WF2 6QB
Sold Nov 2021
£620,00012 Hill Top, Newmillerdam, Wakefield, WF2 6QB
Sold Jun 2021
£645,0005 Hill Top, Newmillerdam, Wakefield, WF2 6QB
Sold Jan 2020
£380,000
What this page doesn't show
1 potential issue has already been flagged for 11 Hill Top, Newmillerdam, Wakefield, WF2 6QB. 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 11 Hill Top
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Hill Top is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 6QB). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (May 2017) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72).
Held since July 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £471,000 sits 255.5% above the 1996 sale of £132,500. On a £-per-square-foot basis, the last sale (£83/sq ft) was about 44.4% below the postcode norm. One planning record on file: an extension approved in 2006. Past consents include an extension, meaningful when judging how the property has evolved. At 148 m² it's 21.2% larger than the typical home in the postcode (122 m² median across 5 EPCs).
Before you decide
Everything you need to know about 11 Hill Top
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.
Current Certificate
May 2017EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 May 2027
Planning history
Applications and permits filed against 11 Hill Top, Newmillerdam, Wakefield, WF2 6QB, sourced from the PlanIt planning register.
1 application on record at 11 Hill Top, Newmillerdam, Wakefield, WF2 6QB
1decisions1extensions4documents1nearby
- Aug 2006ExtensionFullOutcome in report
Extension: Rear of property
Single storey extension & raised terrace to rear with Pergola & alterations to existing dwelling
- Documents
- 4 docs on file
- Reference
- 06/00688/FUL
Unlock 11 Hill Top, Newmillerdam, Wakefield, WF2 6QB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hill Top homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 11 Hill Top runs well behind the street norm.
Price per m²
£895
Street avg £3,291
Floor Area
148 m²
Street avg 122 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.9 t/year
Street avg 7.8 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
Newmillerdam — bus stop.
Closest school
0.8 km
Hendal Primary School. 8 schools nearby.
Nearest schools
- Hendal Primary SchoolPrimary844m
- Kettlethorpe High SchoolSecondary869m
- Crigglestone St James CofE Primary AcademyPrimary1.9km
- Crigglestone Dane Royd Junior and Infant SchoolPrimary2.0km
Nearest stops
- NewmillerdamBus stop104m
- Fox & Hounds PHBus stop353m
- School Hill Crab LaneBus stop375m
- Barnsley Rd Pledwick LaneBus stop450m
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 6QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.4dB
Night-time· 23:00 – 07:00
40.1dB
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
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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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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 11 Hill Top is modelled from its 148 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6QB. 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 11 Hill Top. 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 11 Hill Top was lodged in May 2017 at band D and is valid until May 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 11 Hill Top. 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 6QB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Hill Top 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 11 Hill Top, Newmillerdam, Wakefield, WF2 6QB. Each answer is also embedded as structured data for search engines.
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