Model valuation£417,0008 Busby Close
Local market context
River Mead, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
1 planning record
Estimated value
£479,000
- Against WF8 3LD's recent median (£500,000)-4%
Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
172 m²
1851 sq ft
Energy rating
E
Score 39
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
£479,000
- Against WF8 3LD's recent median (£500,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for River Mead is modelled from its 172 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WF8 3LD. 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
172 m² from the EPC lodged in July 2024
Sales of this home
No sale recorded since 1995
Recent sales in WF8 3LD
5 sales, median £500,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2023 | 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.
River Mead 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 WF8 3LD: £500,000 (2023–2018).
Nearby sales in WF8 3LD
Northfield, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
Sold Sept 2023
£675,000Old Mill House, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
Sold May 2022
£500,000Riverside Farm, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
Sold Aug 2021
£800,0001 Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
Sold Oct 2020
£195,000Willow Cottage, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
Sold Dec 2018
£270,000
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
One time fee only - money back guarantee
About River Mead
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
River Mead is a detached house in Kirk Smeaton, Pontefract, Pontefract (WF8 3LD). It has a recorded floor area of 172 m² (around 1851 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (July 2024) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in October 2023 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good; while wall efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 64). Main heating runs on lpg.
At 172 m² the property is well over the postcode median (129 m² across 9 EPCs), placing it in the larger end of the local stock. One planning record on file: tree works approved in 2015. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.
Before you decide
Everything you need to know about River Mead
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.
River Mead's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jul 2024
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 July 2034
Property Improvements
Changes detected from historical EPC data
Jul 2024from Oct 2023
EPC improved fromF24toE39
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against River Mead, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD, sourced from the PlanIt planning register.
River Mead sits within a conservation area — exterior works face additional planning controls.
1 application on record at River Mead, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD
1decisions7documents
Flagged:Conservation area
- Dec 2015Tree WorksTreesOutcome in report
Application for consent to fell 1No. Poplar and reduce height and take out dead wood from 1No. Weeping Willow and 2No. Willow in the conservation area
Conservation Area- Documents
- 7 docs on file
- Reference
- 2015/1310/TCO
Unlock River Mead, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD'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
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Water Lane homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for River Mead lags the street by a wide margin.
EPC Rating
39 (E)
Street avg 52 (E)
Floor Area
172 m²
Street avg 165 m²
CO₂ Emissions
6.5 t/year
Street avg 9.4 t/year
Habitable Rooms
5 rooms
Street avg 7 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Pontefract district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
322/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Cemetery — bus stop.
Closest school
0.3 km
Kirk Smeaton Church of England Voluntary Controlled Primary School. 4 schools nearby.
Nearest schools
- Kirk Smeaton Church of England Voluntary Controlled Primary SchoolPrimary320m
- Campsmount AcademySecondary2.6km
- Norton Infant SchoolPrimary2.7km
- Norton Junior SchoolPrimary2.8km
Nearest stops
- CemeteryBus stop110m
- Forge CottageBus stop267m
- Rectory CourtBus stop431m
- The FoxBus stop468m
Most reported crime locally
- Violence & Sexual Offences2,025 reports45%
- Anti-social Behaviour528 reports12%
- Criminal Damage & Arson345 reports8%
- Shoplifting344 reports8%
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 WF8 3LD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.3dB
Night-time· 23:00 – 07:00
37.1dB
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 3 Building Survey
Victorian-eraDetached BungalowEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£482k
1 Carleton Park Avenue
WF8 3RH
4 bed1 bath
£467k
1 Ash Tree Fold, Darrington
WF8 3DN
4 bed2 bath
£493k
1 Applewood Gardens, Darrington
WF8 3FG
4 bed2 bath
£439k
1 Coopers Yard, Hundhill, East Hardwick
WF8 3DZ
£415k
1 Copper Beech Close
WF8 3NX
4 bed1 bath
£379k
1 Ash Grove, Darrington
WF8 3AA
4 bed
£336k
1 Ashbourne Drive
WF8 3QZ
3 bed1 bath
£336k
1 Dale Court
WF8 3SF
4 bed2 bath
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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 River Mead is modelled from its 172 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WF8 3LD. 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 River Mead, 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 River Mead was lodged in July 2024 at band E and is valid until July 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to River Mead. 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 14 months, which places each incident at an approximate point. The 4 schools and 25 stops listed are measured in a straight line from WF8 3LD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- River Mead 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 River Mead, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD. Each answer is also embedded as structured data for search engines.
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- River Mead, Water Lane, Kirk Smeaton, Pontefract valuationHow the estimate is built and what moves it
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