Model valuation£417,0008 Busby Close
Local market context
28 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
3 planning records
Estimated value
£228,000
- Since the 2016 sale (£50,000)+356%
- Against WF2 7ST's recent median (£585,000)-61%
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
End terrace
Habitable rooms
3
From EPC
Floor area
87 m²
935 sq ft
Energy rating
E
Score 48
Council tax
Band D
Tenure
Private Rental
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
£228,000
- Against its 2016 sale (£50,000)+356%
- Against WF2 7ST's recent median (£585,000)-61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Almshouse Lane is modelled from its 87 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
87 m² from the EPC lodged in February 2012
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in WF2 7ST
5 sales, median £585,000 (2026–2023)
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 3 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.
28 Almshouse Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 January 2016Most recent
£50,000
-72.2%over 7 years10 September 2008
£180,000
Median price across the last 5 sales in WF2 7ST: £585,000 (2026–2023).
Nearby sales in WF2 7ST
1 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Apr 2026
£510,00017 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
Sold Jan 2025
£760,00079 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
£680,000
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 28 Almshouse Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Almshouse Lane is an end-of-terrace house in Newmillerdam, Wakefield, Wakefield (WF2 7ST). It has a recorded floor area of 87 m² (around 935 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (February 2012) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 55). The latest certificate is from February 2012, so improvements made since then won't be reflected.
Across 2008–2016, sale prices on this property compounded at -16% per year. Today's modelled estimate of £228,000 sits 356% above the 2016 sale of £50,000. On a £-per-square-foot basis, the last sale (£53/sq ft) was about 71.1% below the postcode norm. At 87 m² it's 20.3% smaller than the typical home in the postcode (109 m² median across 30 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). 11 years since the last transfer (January 2016). 3 planning records sit against the property, 1 approved, 0 refused.
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Everything you need to know about 28 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.
28 Almshouse Lane's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Feb 2022
Current Certificate
Feb 2012EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.9 t/year
Occupancy
Rented
Certificate validity
Expired on 3 February 2022
Planning history
Applications and permits filed against 28 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST, sourced from the PlanIt planning register.
3 applications on record at 28 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST
1decisions45documents
- May 2016FullOutcome in report
Change of use from grazing land to equestrian; including the erection of stable block and menage
- Documents
- 12 docs on file
- Reference
- 15/01267/FUL
- More recent applications — locked
- ConditionsNov 2024Decision
- FullJul 2022Decision
Unlock 28 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 (1 on record)
- All 3 applications on this property in full
- The 45 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.
28 Almshouse Lane is notably below the street on price per m².
Price per m²
£575
Street avg £2,650
Floor Area
87 m²
Street avg 124 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
5.9 t/year
Street avg 6.5 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-eraEnd-Terrace HouseEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £885 · 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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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 28 Almshouse Lane is modelled from its 87 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 28 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 28 Almshouse Lane was lodged in February 2012 at band E and expired in February 2022, 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. 3 applications are matched to 28 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
- 28 Almshouse Lane is in council tax band D. 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 28 Almshouse Lane, Newmillerdam, Wakefield, WF2 7ST. Each answer is also embedded as structured data for search engines.
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