Model valuation£417,0008 Busby Close
Local market context
17 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
2 planning records
Estimated value
£777,000
- Since the 2025 sale (£760,000)+2%
- Against WF2 7ST's recent median (£585,000)+33%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
174 m²
1873 sq ft
Energy rating
G
Score 1
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
£777,000
- Against its 2025 sale (£760,000)+2%
- Against WF2 7ST's recent median (£585,000)+33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Almshouse Lane is modelled from its 174 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7ST. 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
174 m² from the EPC lodged in September 2021
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in WF2 7ST
5 sales, median £585,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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.
17 Almshouse Lane's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
21 January 2025Most recent
£760,000
+7.0%over 18 years12 July 2006
£710,000
Median price across the last 5 sales in WF2 7ST: £585,000 (2026–2022).
Nearby sales in WF2 7ST
1 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Apr 2026
£510,00079 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Oct 2024
£585,00030 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Sept 2024
£220,00077 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Jul 2023
£680,00042 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Nov 2022
£650,000
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 17 Almshouse Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Almshouse Lane is a detached house in Newmillerdam, Wakefield, Wakefield (WF2 7ST). It has a recorded floor area of 174 m² (around 1873 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (September 2021) shows a G (score 1), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 74), a 4-band jump. Main heating runs on electricity.
At 174 m² the property is well over the postcode median (104 m² across 30 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£406/sq ft) was about 120.8% above the typical sold price in the postcode. Last sale on file: £760,000 in January 2025.
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Everything you need to know about 17 Almshouse Lane
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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.
17 Almshouse Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Sept 2021EPC Rating
A
B
C
D
E
F
G
G1
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
22.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 September 2031
Planning history
Applications and permits filed against 17 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST, sourced from the PlanIt planning register.
Planning history at 17 Almshouse Lane is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 17 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
2decisions10documents
- Aug 2023Tree WorksTreesOutcome in report
Fell 2 Lime Trees
- Documents
- 6 docs on file
- Reference
- 23/01220/TCA
- More recent applications — locked
- Tree WorksMar 2026Decision
Unlock 17 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST'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
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Almshouse Lane homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 17 Almshouse Lane runs comfortably ahead of the street norm.
Price per m²
£4,368
Street avg £2,504
Floor Area
174 m²
Street avg 121 m²
Habitable Rooms
9 rooms
Street avg 5 rooms
CO₂ Emissions
22.0 t/year
Street avg 6.0 t/year
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
0.2 km
Barnsley Rd Miller Court — bus stop.
Closest school
0.8 km
Hendal Primary School. 6 schools nearby.
Nearest schools
- Hendal Primary SchoolPrimary801m
- Crigglestone Dane Royd Junior and Infant SchoolPrimary1.3km
- Kettlethorpe High SchoolSecondary1.4km
- Crigglestone St James CofE Primary AcademyPrimary1.6km
Nearest stops
- Barnsley Rd Miller CourtBus stop163m
- Boyne Hill AlmshousesBus stop299m
- Barnsley Rd Wood LaneBus stop308m
- School Hill Crab LaneBus stop340m
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 7ST from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
40.2dB
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
Victorian-eraDetached HouseEPC GPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
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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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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 17 Almshouse Lane is modelled from its 174 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7ST. 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 17 Almshouse 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 17 Almshouse Lane was lodged in September 2021 at band G and is valid until September 2031. 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 17 Almshouse 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 6 schools and 30 stops listed are measured in a straight line from WF2 7ST, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 17 Almshouse Lane 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 17 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST. Each answer is also embedded as structured data for search engines.
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