Model valuation£417,0008 Busby Close
Local market context
22 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
1 planning record
Last sold (2005)
£59,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- WF2 7SU recent median£220,000
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band B
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 22 Crab Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WF2 7SU.
What an estimate needs
Floor area
No EPC on record
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in WF2 7SU
5 sales, median £220,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | 1 application | 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.
Sales timeline
22 June 2005Most recent
£59,000
Median price across the last 5 sales in WF2 7SU: £220,000 (2026–2022).
Nearby sales in WF2 7SU
28 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Mar 2026
£217,5003 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Aug 2025
£230,00014 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Jul 2025
£220,00020 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Nov 2022
£220,00010 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Dec 2017
£480,000
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
One time fee only - money back guarantee
About 22 Crab Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Crab Lane is a property in Newmillerdam, Wakefield, Wakefield (WF2 7SU). It has council tax band B.
Untraded for 21 years, with the last transfer in June 2005. One planning record on file: tree works approved in 2024. Past consents include tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 22 Crab Lane
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 22 Crab Lane, Newmillerdam, Wakefield, WF2 7SU, sourced from the PlanIt planning register.
1 application on record at 22 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
1decisions4documents
- Aug 2024Tree WorksTreesOutcome in report
T1 - Ash - Clear around phone lines, tree at side of telephone pole. T2 - Ash - Draw back branches overhanging house by up to 3 metres. T3 - Sycamore - Draw back branches overhanging house by up to 3 metres. T4 - Ash - Draw back branches overhanging house by up to 3 metres.
- Documents
- 4 docs on file
- Reference
- 24/01153/TCA
Unlock 22 Crab Lane, Newmillerdam, Wakefield, WF2 7SU'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 1 application on this property in full
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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 SchoolPrimary688m
- Kettlethorpe High SchoolSecondary1.1km
- Crigglestone Dane Royd Junior and Infant SchoolPrimary1.5km
- Crigglestone St James CofE Primary AcademyPrimary1.6km
Nearest stops
- School Hill Crab LaneBus stop104m
- Fox & Hounds PHBus stop134m
- Barnsley Rd Miller CourtBus stop246m
- Boyne Hill AlmshousesBus stop402m
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 7SU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.7dB
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 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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
- We don't publish an estimate for 22 Crab Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in WF2 7SU.
- 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 22 Crab Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 22 Crab Lane. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 22 Crab 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 8 schools and 30 stops listed are measured in a straight line from WF2 7SU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Crab Lane is in council tax band B. 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 22 Crab Lane, Newmillerdam, Wakefield, WF2 7SU. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.