Model valuation£417,0008 Busby Close
Local market context
2 Lake View, Newmillerdam, Wakefield, WF2 7SN
Estimated value
£438,000
- Since the 2018 sale (£305,000)+44%
- Against WF2 7SN's recent median (£235,000)+86%
Newest record on this page: April 2019. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
102 m²
1098 sq ft
Energy rating
D
Score 58
Council tax
Band F
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
£438,000
- Against its 2018 sale (£305,000)+44%
- Against WF2 7SN's recent median (£235,000)+86%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Lake View is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7SN. 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
102 m² from the EPC lodged in November 2017
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in WF2 7SN
5 sales, median £235,000 (2019–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2019 | 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.
2 Lake View has more than doubled in price since the earliest registered sale in 1996.
Sales timeline
30 May 2018Most recent
£305,000
+156.3%over 21 years11 September 1996
£119,000
Median price across the last 5 sales in WF2 7SN: £235,000 (2019–2002).
Nearby sales in WF2 7SN
1 Lake View, Newmillerdam, Wakefield, WF2 7SN
Sold Apr 2019
£360,0006 Lake View, Newmillerdam, Wakefield, WF2 7SN
Sold Jan 2018
£360,0003 Lake View, Newmillerdam, Wakefield, WF2 7SN
Sold Jun 2003
£220,0005 Lake View, Newmillerdam, Wakefield, WF2 7SN
Sold Apr 2002
£158,7507 Lake View, Newmillerdam, Wakefield, WF2 7SN
Sold Dec 2001
£167,000
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 2 Lake View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Lake View is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 7SN). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (November 2017) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 80).
Across 1996–2018, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £438,000 is 43.6% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£278/sq ft) was about 31% above the typical sold price in the postcode. On the market in May 2018 and unlisted since — roughly 8 years.
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Everything you need to know about 2 Lake View
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.
Current Certificate
Nov 2017EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 November 2027
Planning history
Applications and permits filed against 2 Lake View, Newmillerdam, Wakefield, WF2 7SN, sourced from the PlanIt planning register.
2 Lake View has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
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
School Hill Crab Lane — bus stop.
Closest school
0.7 km
Hendal Primary School. 8 schools nearby.
Nearest schools
- Hendal Primary SchoolPrimary656m
- Kettlethorpe High SchoolSecondary1.0km
- Crigglestone Dane Royd Junior and Infant SchoolPrimary1.7km
- Crigglestone St James CofE Primary AcademyPrimary1.7km
Nearest stops
- School Hill Crab LaneBus stop62m
- Fox & Hounds PHBus stop88m
- NewmillerdamBus stop268m
- Barnsley Rd Miller CourtBus stop364m
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 7SN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.5dB
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
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Mid 20th centuryDetached HouseEPC D
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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 2 Lake View is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7SN. 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 Lake 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 Lake View was lodged in November 2017 at band D and is valid until November 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. None is matched to 2 Lake 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 8 schools and 30 stops listed are measured in a straight line from WF2 7SN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Lake View is in council tax band F. 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 2 Lake View, Newmillerdam, Wakefield, WF2 7SN. Each answer is also embedded as structured data for search engines.
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