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

EPC BSolar panels

Estimated value

£679,000

  • Since the 2021 sale (£575,000)+18%
  • Against WF2 6TU's recent median (£560,000)+21%

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
6
Bathrooms
5
Floor area
240 m²
2583 sq ft
Energy rating
B
Score 87
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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

£679,000

  • Against its 2021 sale (£575,000)+18%
  • Against WF2 6TU's recent median (£560,000)+21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Patch Wood View is modelled from its 240 m² EPC floor area, its 2 recorded sales 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

    240 m² from the EPC lodged in November 2016

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in WF2 6TU

    5 sales, median £560,000 (2025–2018)

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
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 latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 27 June 2021Most recent

    £575,000

    +11.1%over 1 year

  2. 31 October 2019

    £517,500

Median price across the last 5 sales in WF2 6TU: £560,000 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 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 2 Patch Wood View

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

2 Patch Wood View is a six-bedroom detached house in Newmillerdam, Wakefield, Wakefield (WF2 6TU). It has a recorded floor area of 240 m² (around 2583 sq ft). The latest certificate (November 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 property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include outbuildings.

At 240 m² it's 24.4% larger than the typical home in the postcode (193 m² median across 19 EPCs). 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2019–2021, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £679,000 is 18.1% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£223/sq ft) was about 17.3% below the postcode norm. Last sale on file: £575,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms6
  • Bathrooms5
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageDouble
  • OutbuildingsYes

Building

  • Central heatingYes
  • Solar panelsYes
Before you decide

Everything you need to know about 2 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.

Current Certificate
Nov 2016

EPC Rating

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

Certificate validity

Valid until 15 November 2026

Expires this month
Planning

Planning history

Applications and permits filed against 2 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU, sourced from the PlanIt planning register.

2 Patch Wood View 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 Patch Wood View homes

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

Price per m² for 2 Patch Wood View lags the street by a wide margin.

Price per m²

£2,396

Street avg £2,845

Strongly below

Floor Area

240 m²

Street avg 200 m²

Strongly above

CO₂ Emissions

2.9 t/year

Street avg 2.7 t/year

Strongly below

Years Held

5 years

Street avg 9 years

Strongly below
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 3 Building Survey

Detached HouseEPC BPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,155 · Includes VAT

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
£568k

1 Carlton Croft

WF2 6DA

5 bed3 bath
£1.3m

1 Briery Hall Farm, Chevet Lane

WF2 6PT

5 bed4 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
£590k

1 Chevet Lane

WF2 6HN

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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 2 Patch Wood View is modelled from its 240 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 2 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 2 Patch Wood View was lodged in November 2016 at band B and is valid until November 2026. 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 2 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. Each answer is also embedded as structured data for search engines.

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