Model valuation£417,0008 Busby Close
Local market context
23 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
EPC B2 planning records
Estimated value
£762,000
- Since the 2018 sale (£579,950)+31%
- Against WF2 6TU's recent median (£560,000)+36%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
240 m²
2583 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
£762,000
- Against its 2018 sale (£579,950)+31%
- Against WF2 6TU's recent median (£560,000)+36%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Patch Wood View is modelled from its 240 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
240 m² from the EPC lodged in October 2016
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in WF2 6TU
5 sales, median £560,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
23 Patch Wood View valuation sits well clear of the typical sold price in this postcode.
Sales timeline
9 November 2018Most recent
£579,950
Median price across the last 5 sales in WF2 6TU: £560,000 (2025–2019).
Nearby sales in WF2 6TU
10 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Jul 2025
£710,0002 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Jun 2021
£575,0008 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Sept 2019
£499,9507 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Sept 2018
£510,00016 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
Sold Apr 2018
£589,950
What this page doesn't show
1 potential issue has already been flagged for 23 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
One time fee only - money back guarantee
About 23 Patch Wood View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Patch Wood View is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 6TU). It has a recorded floor area of 240 m² (around 2583 sq ft). The latest certificate (October 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).
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 240 m² it's 24.4% larger than the typical home in the postcode (193 m² median across 19 EPCs). Today's modelled estimate of £762,000 is 31.4% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£224/sq ft) was about 16.4% below the postcode norm. Sold November 2018 for £579,950.
Before you decide
Everything you need to know about 23 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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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Oct 2026
Current Certificate
Oct 2016EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
2.8 t/year
Occupancy
—
Certificate validity
Expired on 25 October 2026
Planning history
Applications and permits filed against 23 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU, sourced from the PlanIt planning register.
23 Patch Wood View has 2 separate extension applications on the council record.
2 applications on record at 23 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU
2decisions2extensions17documents1nearby
Flagged:Retrospective
- Jul 2021ConservatoryFullOutcome in report
Extension: Single storey · Rear of property
Single storey sun lounge to rear
Extension- Documents
- 9 docs on file
- Reference
- 21/01143/FUL
- More recent applications — locked
- ExtensionApr 2022Decision
Unlock 23 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 (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
23 Patch Wood View is notably below the street on price per m².
Price per m²
£2,416
Street avg £2,844
Floor Area
240 m²
Street avg 200 m²
CO₂ Emissions
2.8 t/year
Street avg 2.7 t/year
Years Held
8 years
Street avg 8 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 SchoolPrimary1.8km
- 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.
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· 07:00 – 23:00
46.5dB
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
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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 23 Patch Wood View is modelled from its 240 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 23 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 23 Patch Wood View was lodged in October 2016 at band B and expired in October 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. 2 applications are matched to 23 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Patch Wood View, Newmillerdam, Wakefield, WF2 6TU. Each answer is also embedded as structured data for search engines.
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