Model valuation£417,0008 Busby Close
Local market context
20 Willow Road, Alverthorpe, Wakefield, WF2 9TB
3 sales on record1 planning record
Estimated value
£271,000
- Since the 2014 sale (£185,000)+46%
- Against WF2 9TB's recent median (£190,000)+43%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
85 m²
914 sq ft
Energy rating
D
Score 63
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
£271,000
- Against its 2014 sale (£185,000)+46%
- Against WF2 9TB's recent median (£190,000)+43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Willow Road is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WF2 9TB. 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
85 m² from the EPC lodged in August 2010
Sales of this home
3 sales recorded, the latest in 2014
Recent sales in WF2 9TB
5 sales, median £190,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | 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.
20 Willow Road has more than doubled in price since the earliest registered sale in 1995.
Sales timeline
25 September 2014Most recent
£185,000
+2.8%over 2 years25 October 2011
£180,000
+143.3%over 16 years29 August 1995
£73,995
Median price across the last 5 sales in WF2 9TB: £190,000 (2025–2020).
Nearby sales in WF2 9TB
34 Willow Road, Alverthorpe, Wakefield, WF2 9TB
Sold Sept 2025
£285,00018 Willow Road, Alverthorpe, Wakefield, WF2 9TB
Sold May 2024
£190,00016 Willow Road, Alverthorpe, Wakefield, WF2 9TB
Sold Sept 2022
£215,00012 Willow Road, Alverthorpe, Wakefield, WF2 9TB
Sold Jan 2021
£182,50028 Willow Road, Alverthorpe, Wakefield, WF2 9TB
Sold Aug 2020
£163,000
What this page doesn't show
1 potential issue has already been flagged for 20 Willow Road, Alverthorpe, Wakefield, WF2 9TB. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 20 Willow Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Willow Road is a three-bedroom detached house in Alverthorpe, Wakefield, Wakefield (WF2 9TB). It has a recorded floor area of 85 m² (around 914 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (August 2010) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). The latest certificate is from August 2010, so improvements made since then won't be reflected. Other recorded features include a conservatory.
One planning record on file: an extension approved in 2007. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 85 m² it's 21.3% larger than the typical home in the postcode (70 m² median across 11 EPCs). Across 1995–2014, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £271,000 is 46.5% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£202/sq ft) was about 46.7% above the typical sold price in the postcode. On the market in September 2014 and unlisted since — roughly 12 years.
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
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 20 Willow Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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.
20 Willow Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Aug 2020
Current Certificate
Aug 2010EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 August 2020
Planning history
Applications and permits filed against 20 Willow Road, Alverthorpe, Wakefield, WF2 9TB, sourced from the PlanIt planning register.
20 Willow Road has an approved rear extension on the planning record.
1 application on record at 20 Willow Road, Alverthorpe, Wakefield, WF2 9TB
1decisions1extensions7documents3nearby
- Jul 2007ConservatoryFullOutcome in report
Extension: Rear of property
Conservatory to rear
Extension- Documents
- 7 docs on file
- Reference
- 07/01530/FUL
Unlock 20 Willow Road, Alverthorpe, Wakefield, WF2 9TB'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, plus 3 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Willow Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
20 Willow Road is notably below the street on co₂ emissions.
Price per m²
£2,178
Street avg £2,308
Floor Area
85 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.1 t/year
Street avg 3.0 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.
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
0.2 km
Flanshaw Lane Willow Ln — bus stop.
Closest school
0.4 km
Alverthorpe St Paul's CofE (VA) School 3-11yrs. 21 schools nearby.
Nearest schools
- Alverthorpe St Paul's CofE (VA) School 3-11yrsPrimary426m
- Wakefield Flanshaw Junior and Infant SchoolPrimary859m
- St Michael's CofE AcademyPrimary1.0km
- English Martyrs Catholic Primary School, A Voluntary AcademyPrimary1.2km
Nearest stops
- Flanshaw Lane Willow LnBus stop237m
- Flanshaw Lane Weavers ChaseBus stop251m
- Batley Road St Pauls DrBus stop311m
- Batley Rd Flanshaw LaneBus stop354m
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 9TB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
38.1dB
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
Late 20th centuryDetached HouseEPC D
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.
From £545 · Includes VAT
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
- The estimate for 20 Willow Road is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in WF2 9TB. 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 20 Willow Road. 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 20 Willow Road was lodged in August 2010 at band D and expired in August 2020, 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. 1 application is matched to 20 Willow Road. 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 21 schools and 30 stops listed are measured in a straight line from WF2 9TB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Willow Road 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 20 Willow Road, Alverthorpe, Wakefield, WF2 9TB. 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.
Keep exploring
- Every home in WF2 9TBSold prices, values and energy ratings for the postcode
- WF 2 property marketPrices, postcodes, schools and transport across the district
- 20 Willow Road, Alverthorpe, Wakefield valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales