Model valuation£417,0008 Busby Close
Local market context
28 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Estimated value
£208,000
- Since the 2026 sale (£217,500)-4%
- Against WF2 7SU's recent median (£220,000)-5%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
90 m²
969 sq ft
Energy rating
E
Score 46
Council tax
Band B
Tenure
Freehold
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
£208,000
- Against its 2026 sale (£217,500)-4%
- Against WF2 7SU's recent median (£220,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Crab Lane is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7SU. 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
90 m² from the EPC lodged in July 2024
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in WF2 7SU
5 sales, median £220,000 (2025–2017)
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 | 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.
28 Crab Lane changed hands twice within eighteen months — unusual for the area.
Sales timeline
20 March 2026Most recent
£217,500
+45.0%over 1 year20 October 2024
£150,000
Median price across the last 5 sales in WF2 7SU: £220,000 (2025–2017).
Nearby sales in WF2 7SU
3 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
£480,00021 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
Sold Jul 2014
£170,000
What this page doesn't show
1 potential issue has already been flagged for 28 Crab Lane, Newmillerdam, Wakefield, WF2 7SU. The detail, evidence and what to ask about it are in the Risks Report.
- Recent ownership pattern worth a lookIn 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 28 Crab Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Crab Lane is a two-bedroom mid-terrace house in Newmillerdam, Wakefield, Wakefield (WF2 7SU). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. The latest certificate (July 2024) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 86), a 3-band jump. The home occupies a cul-de-sac position.
It changed hands recently, sold March 2026 for £217,500. Across 2024–2026, sale prices on this property compounded at 30.1% per year. On a £-per-square-foot basis, the last sale (£225/sq ft) was about 21.3% above the typical sold price in the postcode.
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
Outside
- Private gardenYes
- ParkingAllocated
- Cul-de-sacYes
Building
- TenureFreehold
- Heating systemGas
Before you decide
Everything you need to know about 28 Crab Lane
The true value, the hidden risks and the full sale history, in one report.
Recent ownership pattern worth a look
Pick your report · from £14.99
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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 Crab Lane's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2024EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 July 2034
Planning history
Applications and permits filed against 28 Crab Lane, Newmillerdam, Wakefield, WF2 7SU, sourced from the PlanIt planning register.
28 Crab 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 Crab Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 28 Crab Lane lags the street by a wide margin.
Price per m²
£2,417
Street avg £2,668
Floor Area
90 m²
Street avg 109 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
6.6 t/year
Street avg 6.1 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
0.1 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 3 Building Survey
Victorian-eraMid-Terrace HouseFreeholdEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, 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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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 28 Crab Lane is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 7SU. 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 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
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 28 Crab Lane was lodged in July 2024 at band E and is valid until July 2034. 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 28 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
- 28 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 28 Crab Lane, Newmillerdam, Wakefield, WF2 7SU. Each answer is also embedded as structured data for search engines.
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