Model valuation£417,0008 Busby Close
Local market context
12 Barrass Yard, Wakefield, WF2 8WJ
Estimated value
£118,000
- Since the 2005 sale (£135,995)-13%
- Against WF2 8WJ's recent median (£100,000)+18%
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
Floor 02
Bedrooms
2
Bathroom
1
Floor area
42 m²
452 sq ft
Energy rating
C
Score 76
Council tax
Band B
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
£118,000
- Against its 2005 sale (£135,995)-13%
- Against WF2 8WJ's recent median (£100,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Barrass Yard is modelled from its 42 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 8WJ. 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
42 m² from the EPC lodged in April 2026
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in WF2 8WJ
5 sales, median £100,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
Sales timeline
26 June 2005Most recent
£135,995
Median price across the last 5 sales in WF2 8WJ: £100,000 (2024–2021).
What this page doesn't show
1 potential issue has already been flagged for 12 Barrass Yard, Wakefield, WF2 8WJ. 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 12 Barrass Yard
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Barrass Yard is a two-bedroom end-of-terrace house in Wakefield (WF2 8WJ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 2003-2006 and council tax band B. At 42 m² this is the smallest unit on EPC record across the building (42–81 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (April 2026) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since November 2012. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Poor to Average and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
Today's modelled estimate of £118,000 is 13.2% below the 2005 sale of £135,995, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£301/sq ft) was about 79.9% above the typical sold price in the postcode. Untraded for 21 years, with the last transfer in June 2005. At 42 m² it's 27.6% smaller than the typical home in the postcode (58 m² median across 10 EPCs).
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
- Bathrooms1
Outside
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 12 Barrass Yard
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.
12 Barrass Yard's carbon output is low for the local stock.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
0.5 t/year
Occupancy
Rented
Certificate validity
Valid until 19 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Nov 2012
Hot Water
PoorAverage
Hot water efficiency improved
Wall Insulation
InsulatedInsulated Cavity
Wall insulation upgraded
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Barrass Yard, Wakefield, WF2 8WJ, sourced from the PlanIt planning register.
12 Barrass Yard 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 Barrass Yard homes
Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 12 Barrass Yard stands well clear of the street.
Price per m²
£3,238
Street avg £1,848
Floor Area
42 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
0.5 t/year
Street avg 2.1 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.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Park Grove Rd Horbury Road — bus stop.
Closest school
0.2 km
Wakefield Lawefield Primary School. 25 schools nearby.
Nearest schools
- Wakefield Lawefield Primary SchoolPrimary245m
- CAPA College16 plus842m
- Trinity Academy CathedralSecondary861m
- The Mount Junior Infant & Nursery SchoolPrimary1.1km
Nearest stops
- Park Grove Rd Horbury RoadBus stop123m
- Lawefield Ln Park Grove RdBus stop133m
- Lawefield Ln Park Grove RdBus stop138m
- Park Grove RoadBus stop219m
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 8WJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.7dB
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
21st century2nd Floor FlatEPC CNo mains gasLow flood risk
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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 12 Barrass Yard is modelled from its 42 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF2 8WJ. 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. 1 sale is recorded for 12 Barrass Yard. 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 12 Barrass Yard was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Barrass Yard. 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 25 schools and 30 stops listed are measured in a straight line from WF2 8WJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Barrass Yard 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 12 Barrass Yard, Wakefield, WF2 8WJ. Each answer is also embedded as structured data for search engines.
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