Model valuation£417,0008 Busby Close
Local market context
11a, Cleveland Avenue, Wakefield, WF2 8LE
3 sales on record
Estimated value
£358,000
- Since the 2005 sale (£260,000)+38%
- Against WF2 8LE's recent median (£172,500)+108%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
79 m²
850 sq ft
Energy rating
C
Score 70
Council tax
Band D
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
£358,000
- Against its 2005 sale (£260,000)+38%
- Against WF2 8LE's recent median (£172,500)+108%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11a is modelled from its 79 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WF2 8LE. 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
79 m² from the EPC lodged in April 2025
Sales of this home
3 sales recorded, the latest in 2005
Recent sales in WF2 8LE
5 sales, median £172,500 (2020–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2020 | 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.
11a has more than tripled in price since its earliest registered sale in 1997.
Sales timeline
18 November 2005Most recent
£260,000
+160.1%over 4 years17 May 2001
£99,950
+32.4%over 4 years24 April 1997
£75,500
Median price across the last 5 sales in WF2 8LE: £172,500 (2020–2018).
Nearby sales in WF2 8LE
What this page doesn't show
1 potential issue has already been flagged for 11a, Cleveland Avenue, Wakefield, WF2 8LE. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 11a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11a is a three-bedroom detached house in Wakefield (WF2 8LE). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1967-1975 and council tax band D. Other recorded features include outbuildings and attached land beyond the plot. The latest certificate (April 2025) shows a C (score 70). The recommended improvements would push it to B (score 85).
It hasn't traded since November 2005, a hold of 21 years that's notably long for the area. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). Across 1997–2005, sale prices on this property compounded at 15.5% per year. Today's modelled estimate of £358,000 is 37.7% above the 2005 sale price. On a £-per-square-foot basis, the last sale (£306/sq ft) was about 72.1% 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
- Bedrooms3
- Bathrooms2
- StudyYes
Outside
- Private gardenYes
- ParkingOff street
- OutbuildingsYes
- LandYes
Before you decide
Everything you need to know about 11a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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.
Current Certificate
Apr 2025EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 April 2035
Planning history
Applications and permits filed against 11a, Cleveland Avenue, Wakefield, WF2 8LE, sourced from the PlanIt planning register.
11a has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cleveland Avenue homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
11a outperforms the street on price per m² by a wide margin.
Price per m²
£3,291
Street avg £2,113
Floor Area
79 m²
Street avg 87 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.9 t/year
Street avg 4.0 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.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Lennox Drive — bus stop.
Closest school
0.7 km
Wakefield Snapethorpe Primary School. 23 schools nearby.
Nearest schools
- Wakefield Snapethorpe Primary SchoolPrimary659m
- Horbury AcademySecondary918m
- Horbury Primary AcademyPrimary1.1km
- The Mount Junior Infant & Nursery SchoolPrimary1.1km
Nearest stops
- Lennox DriveBus stop156m
- Benton ParkBus stop272m
- Benton ParkBus stop307m
- Broadway Aysgarth DriveBus stop449m
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 8LE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.5dB
Night-time· 23:00 – 07:00
50.5dB
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
Late 20th centuryDetached BungalowEPC CExtended multiple times (2+ extensions)Permanent outbuildings
Because the property has been extended more than once and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £955 · 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 11a is modelled from its 79 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WF2 8LE. 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. 3 sales are recorded for 11a. 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 11a was lodged in April 2025 at band C and is valid until April 2035. 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 11a. 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 23 schools and 30 stops listed are measured in a straight line from WF2 8LE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11a 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 11a, Cleveland Avenue, Wakefield, WF2 8LE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WF2 8LESold prices, values and energy ratings for the postcode
- WF 2 property marketPrices, postcodes, schools and transport across the district
- 11a, Cleveland Avenue, Wakefield valuationHow the estimate is built and what moves it
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