Model valuation£417,0008 Busby Close
Local market context
5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
EPC B1 planning record
Estimated value
£768,000
- Since the 2017 sale (£558,000)+38%
- Against WF2 6TT's recent median (£570,000)+35%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
221 m²
2379 sq ft
Energy rating
B
Score 87
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
£768,000
- Against its 2017 sale (£558,000)+38%
- Against WF2 6TT's recent median (£570,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Patch Wood Gardens is modelled from its 221 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TT. 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
221 m² from the EPC lodged in October 2017
Sales of this home
1 sale recorded, the latest in 2017
Recent sales in WF2 6TT
5 sales, median £570,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
5 Patch Wood Gardens valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 October 2017Most recent
£558,000
Median price across the last 5 sales in WF2 6TT: £570,000 (2025–2019).
Nearby sales in WF2 6TT
10 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
Sold May 2025
£800,0003 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
Sold Mar 2022
£570,0004 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
Sold Feb 2022
£600,0006 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
Sold Dec 2019
£535,00016 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
Sold Jul 2019
£532,450
What this page doesn't show
1 potential issue has already been flagged for 5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT. 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 5 Patch Wood Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Patch Wood Gardens is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 6TT). It has a recorded floor area of 221 m² (around 2379 sq ft). The latest certificate (October 2017) returns a high B (score 87), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 92).
One planning record on file: an extension approved in 2018. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. 9 years since the last transfer (October 2017). Today's modelled estimate of £768,000 is 37.6% above the 2017 sale price.
Before you decide
Everything you need to know about 5 Patch Wood Gardens
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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
Oct 2017EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
—
Certificate validity
Valid until 3 October 2027
Planning history
Applications and permits filed against 5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT, sourced from the PlanIt planning register.
5 Patch Wood Gardens has an approved rear extension on the planning record.
1 application on record at 5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT
1decisions1extensions27documents1nearby
- Mar 2018ConservatoryFullOutcome in report
Extension: Rear of property
Conservatory to rear.
Extension- Documents
- 27 docs on file
- Reference
- 18/00167/FUL
Unlock 5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT'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 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Patch Wood Gardens homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 5 Patch Wood Gardens stands well clear of the street.
Price per m²
£2,525
Street avg £2,594
Floor Area
221 m²
Street avg 221 m²
CO₂ Emissions
2.5 t/year
Street avg 2.7 t/year
Years Held
9 years
Street avg 7 years
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
Barnsley Road Patch Wood View — bus stop.
Closest school
1.5 km
Crigglestone Dane Royd Junior and Infant School. 5 schools nearby.
Nearest schools
- Crigglestone Dane Royd Junior and Infant SchoolPrimary1.5km
- Hendal Primary SchoolPrimary1.9km
- Kettlethorpe High SchoolSecondary2.4km
- Crigglestone St James CofE Primary AcademyPrimary2.7km
Nearest stops
- Barnsley Road Patch Wood ViewBus stop57m
- Barnsley Road Seckar LnBus stop389m
- Barnsley Road Mill LnBus stop821m
- Barnsley Rd Wood LaneBus stop847m
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 6TT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.2dB
Night-time· 23:00 – 07:00
40.5dB
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
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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 5 Patch Wood Gardens is modelled from its 221 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TT. 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 5 Patch Wood Gardens. 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 5 Patch Wood Gardens was lodged in October 2017 at band B and is valid until October 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 5 Patch Wood Gardens. 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 5 schools and 30 stops listed are measured in a straight line from WF2 6TT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 5 Patch Wood Gardens, Newmillerdam, Wakefield, WF2 6TT. Each answer is also embedded as structured data for search engines.
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