Model valuation£417,0008 Busby Close
Local market context
35 Field Lane, Wakefield, WF2 7RS
Estimated value
£111,000
- Since the 2025 sale (£69,000)+61%
- Against WF2 7RS's recent median (£80,000)+39%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 03
Bedrooms
2
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
F
Score 37
Council tax
Band A
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
£111,000
- Against its 2025 sale (£69,000)+61%
- Against WF2 7RS's recent median (£80,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Field Lane is modelled from its 61 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7RS. 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
61 m² from the EPC lodged in October 2024
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in WF2 7RS
1 sale, median £80,000 (2017–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
35 Field Lane's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
14 February 2025Most recent
£69,000
-2.8%over 12 years27 June 2012
£71,000
Median price across the last 1 sales in WF2 7RS: £80,000 (2017–2017).
Nearby sales in WF2 7RS
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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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About 35 Field Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Field Lane is a two-bedroom detached house in Wakefield (WF2 7RS). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1996-2002 and council tax band A. The latest certificate (October 2024) shows an F (score 37), near the bottom of the EPC scale. Earlier certificates rated it E (March 2012); the latest reading is one band lower. Between certificates, main heating went from Very Poor to Average; while roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 75), a 3-band jump. Main heating runs on electricity. At 61 m² this is the 5th smallest of 17 units on EPC record in the building, where floor areas span 44–66 m². The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (37 versus a best of 79). Other recorded features include outbuildings.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £111,000 sits 60.9% above the 2025 sale of £69,000. Most recent transfer was February 2025 at £69,000 — fresh data.
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
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
Outside
- OutbuildingsYes
Before you decide
Everything you need to know about 35 Field Lane
The true value, the hidden risks and the full sale history, in one report.
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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.
35 Field Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Oct 2024
EPC Rating
A
B
C
D
E
F
F37
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
7.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 October 2034
Property Improvements
Changes detected from historical EPC data
Oct 2024from Mar 2012
EPC improved fromE49toF37
Hot Water
ImmersionInstantaneous
Hot water system upgraded
Planning history
Applications and permits filed against 35 Field Lane, Wakefield, WF2 7RS, sourced from the PlanIt planning register.
35 Field Lane has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Field Lane homes
Four headline reads against 16 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 35 Field Lane runs well behind the street norm.
EPC Rating
37 (F)
Street avg 73 (C)
Floor Area
61 m²
Street avg 61 m²
CO₂ Emissions
7.2 t/year
Street avg 1.9 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Thornes Lane Field Ln — bus stop.
Closest school
0.2 km
Methodist Voluntary Controlled Junior, Infant and Nursery School: With Communication Resource. 21 schools nearby.
Nearest schools
- Methodist Voluntary Controlled Junior, Infant and Nursery School: With Communication ResourcePrimary234m
- Trinity Academy CathedralSecondary980m
- Wakefield Lawefield Primary SchoolPrimary999m
- CAPA College16 plus1.2km
Nearest stops
- Thornes Lane Field LnBus stop67m
- Thornes LaneBus stop199m
- Denby Dale Road Clarence ParkBus stop272m
- Thornes Lane Seymour StBus stop278m
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 7RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
42.5dB
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
Level 3 Building Survey
Late 20th century3rd Floor FlatEPC FNo mains gasPermanent outbuildingsLow flood risk
Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £820 · 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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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 35 Field Lane is modelled from its 61 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7RS. 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 35 Field Lane. 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 35 Field Lane was lodged in October 2024 at band F and is valid until October 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 35 Field Lane. 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 21 schools and 30 stops listed are measured in a straight line from WF2 7RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Field Lane is in council tax band A. 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 35 Field Lane, Wakefield, WF2 7RS. Each answer is also embedded as structured data for search engines.
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- Every home in WF2 7RSSold prices, values and energy ratings for the postcode
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