Model valuation£417,0008 Busby Close
Local market context
7 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
2 planning records
Estimated value
£543,000
- Against WF2 7SU's recent median (£220,000)+147%
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
End terrace
Habitable rooms
8
From EPC
Floor area
212 m²
2282 sq ft
Energy rating
E
Score 52
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
£543,000
- Against WF2 7SU's recent median (£220,000)+147%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 7 Crab Lane is modelled from its 212 m² EPC floor area, the absence of a recorded sale 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
212 m² from the EPC lodged in September 2016
Sales of this home
No sale recorded since 1995
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 | 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.
7 Crab Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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
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About 7 Crab Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 Crab Lane is an end-of-terrace house in Newmillerdam, Wakefield, Wakefield (WF2 7SU). It has a recorded floor area of 212 m² (around 2282 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (September 2016) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump.
At 212 m² the property is well over the postcode median (79 m² across 10 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about 7 Crab Lane
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.
7 Crab Lane's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Sept 2026
Current Certificate
Sept 2016EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 September 2026
Planning history
Applications and permits filed against 7 Crab Lane, Newmillerdam, Wakefield, WF2 7SU, sourced from the PlanIt planning register.
2 applications on record at 7 Crab Lane, Newmillerdam, Wakefield, WF2 7SU
2decisions26documents
- Apr 2019OutbuildingFullOutcome in report
Construction of detached double garage with under-croft
- Documents
- 17 docs on file
- Reference
- 19/00330/FUL
- More recent applications — locked
- AmendmentAug 2019Decision
Unlock 7 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 (2 on record)
- All 2 applications on this property in full
- The 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Crab Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 7 Crab Lane stands well clear of the street.
EPC Rating
52 (E)
Street avg 52 (E)
Floor Area
212 m²
Street avg 97 m²
CO₂ Emissions
11.0 t/year
Street avg 5.7 t/year
Habitable Rooms
8 rooms
Street avg 5 rooms
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-eraEnd-Terrace HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · 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 7 Crab Lane is modelled from its 212 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 7 Crab Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 7 Crab Lane was lodged in September 2016 at band E and expired in September 2026, 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. 2 applications are matched to 7 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
- 7 Crab 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 7 Crab Lane, Newmillerdam, Wakefield, WF2 7SU. Each answer is also embedded as structured data for search engines.
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