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11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU

EPC B1 planning record

Estimated value

£796,000

  • Since the 2016 sale (£650,000)+22%
  • Against WF2 6TU's recent median (£560,000)+42%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
214 m²
2303 sq ft
Energy rating
B
Score 87
Council tax
Band G
Tenure
Freehold
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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

£796,000

  • Against its 2016 sale (£650,000)+22%
  • Against WF2 6TU's recent median (£560,000)+42%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Patch Wood View is modelled from its 214 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TU. 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

    214 m² from the EPC lodged in August 2016

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in WF2 6TU

    5 sales, median £560,000 (2025–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

11 Patch Wood View valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 31 October 2016Most recent

    £650,000

Median price across the last 5 sales in WF2 6TU: £560,000 (2025–2019).

Risks

What this page doesn't show

1 potential issue has already been flagged for 11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. 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 11 Patch Wood View

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

11 Patch Wood View is a five-bedroom detached house in Newmillerdam, Wakefield, Wakefield (WF2 6TU). It has a recorded floor area of 214 m² (around 2303 sq ft) and council tax band G. Tenure is freehold. The latest certificate (August 2016) 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). The latest certificate is from August 2016, so improvements made since then won't be reflected.

One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in October 2016, so it's been off the market for around 10 years. Today's modelled estimate of £796,000 is 22.5% above the 2016 sale price.

Specifications

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

  • Bedrooms5
  • Bathrooms3

Building

  • TenureFreehold
Before you decide

Everything you need to know about 11 Patch Wood View

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 16 Aug 2026

Current Certificate
Aug 2016

EPC Rating

A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.6 t/year
Occupancy
—

Certificate validity

Expired on 16 August 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU, sourced from the PlanIt planning register.

1 application on record at 11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU

1decisions1extensions9documents1nearby
  1. Jun 2022
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side and rear of property

    Erection of single storey side and rear extension and alteration to roof to form habitable accommodation with associated works.

    Documents
    9 docs on file
    Reference
    22/00750/FUL
    Full record in report

Unlock 11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU'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 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Patch Wood View homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

11 Patch Wood View outperforms the street on years held by a wide margin.

Price per m²

£3,037

Street avg £2,811

Strongly above

Floor Area

214 m²

Street avg 202 m²

Above

CO₂ Emissions

2.6 t/year

Street avg 2.7 t/year

On par

Years Held

10 years

Street avg 8 years

Strongly above
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

0.1 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 SchoolPrimary1.8km
  • Kettlethorpe High SchoolSecondary2.3km
  • Crigglestone St James CofE Primary AcademyPrimary2.6km

Nearest stops

  • Barnsley Road Patch Wood ViewBus stop106m
  • Barnsley Road Seckar LnBus stop501m
  • Barnsley Rd Wood LaneBus stop734m
  • Barnsley Road Mill LnBus stop929m

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 6TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WF2 6TU

Daytime· 07:00 – 23:00

46.5dB

Low
Night-time road noise heatmap for WF2 6TU

Night-time· 23:00 – 07:00

40.1dB

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

Detached HouseFreeholdEPC 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.
£568k

1 Carlton Croft

WF2 6DA

5 bed3 bath
£1.3m

1 Briery Hall Farm, Chevet Lane

WF2 6PT

5 bed4 bath
£823k

1 Chevet Croft, Sandal

WF2 6QR

6 bed2 bath
£418k

1 Briery Court, Chevet Lane

WF2 6PT

4 bed
£367k

1 Bishop S Croft

WF2 6GU

4 bed2 bath
£360k

1 Ambleside Drive, Walton

WF2 6TJ

4 bed2 bath
£342k

1 Attlee Crescent

WF2 6RF

4 bed1 bath
£301k

1 Cherry Tree Crescent, Walton

WF2 6LQ

3 bed2 bath

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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 11 Patch Wood View is modelled from its 214 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 6TU. 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 Patch Wood View. 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 Patch Wood View was lodged in August 2016 at band B and expired in August 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. 1 application is matched to 11 Patch Wood View. 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 6TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
11 Patch Wood View is in council tax band G. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 11 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. Each answer is also embedded as structured data for search engines.

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