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Willow Cottage, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD

2 planning records
Property type
Detached
Habitable rooms
6
From EPC
Floor area
119 m²
1281 sq ft
Energy rating
E
Score 46
Council tax
Band E
Tenure
Private Rental
Overview

About Willow Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Willow Cottage is a detached house in Kirk Smeaton, Pontefract, Pontefract (WF8 3LD). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (April 2018) shows an E (score 46), well below the UK norm with real room to improve. When first surveyed in October 2008 the rating was G, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Good, window efficiency went from Very Poor to Average and hot-water efficiency went from Very Poor to Poor. The recommended improvements would push it to D (score 61). Main heating runs on lpg.

2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. At 119 m² it sits well below the postcode median (172 m² across 9 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £356,000 is 31.9% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£211/sq ft) was about 19.4% above the typical sold price in the postcode. Most recent transfer: December 2018 at £270,000.

Before you decide

Everything you need to know about Willow Cottage

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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(1 of 2)
Apr 2018

EPC Rating

A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Rented

Property Improvements

Changes detected from historical EPC data

Apr 2018from Oct 2008
EPC improved fromG1toE46
Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
SingleFull Double

Single glazing replaced with double or better glazing

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Low Energy Lighting
10%75%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC ENo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Planning

Planning history

Applications and permits filed against Willow Cottage, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD, sourced from the PlanIt planning register.

Planning history at Willow Cottage is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

2 applications on record at Willow Cottage, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD

2decisions12documents
Flagged:Conservation area
  1. Jun 2012
    Tree WorksTrees
    Outcome in report

    Application for consent to fell a tree in a conservation area

    Conservation Area
    Documents
    4 docs on file
    Reference
    2012/0461/TCO
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision

Unlock Willow Cottage, 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 (2 on record)
  • All 2 applications on this property in full
  • The 12 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Willow Cottage valuation sits well clear of the typical sold price in this postcode.

Current estimate

£356,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2018)

£270,000

Recorded with HM Land Registry.

Sales timeline

  1. 14 December 2018Most recent

    £270,000

Median price across the last 5 sales in WF8 3LD: £500,000 (2023–2018).

On the street

Versus other Water Lane homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for Willow Cottage runs comfortably ahead of the street norm.

Price per m²

£2,269

Street avg £2,316

Below

Floor Area

119 m²

Street avg 171 m²

Below

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

4.7 t/year

Street avg 9.6 t/year

Strongly above
Before you decide

Everything you need to know about Willow Cottage

The true value, the hidden risks and the full sale history, in one report.

Pick your report · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£354k

1 Ash Grove, Darrington

WF8 3AA

4 bed
£329k

1 Dale Court

WF8 3SF

4 bed2 bath
£315k

1 Ashbourne Drive

WF8 3QZ

3 bed1 bath
£314k

1 Carleton Green Close

WF8 3NN

4 bed2 bath
£404k

1 Copper Beech Close

WF8 3NX

4 bed1 bath
£418k

1 Coopers Yard, Hundhill, East Hardwick

WF8 3DZ

£302k

1 Bridge Cottages, Thorpe Lane, Thorpe Audlin

WF8 3HE

3 bed1 bath
£291k

1 Brooke Court

WF8 3SH

3 bed1 bath
Area

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.
Full Pontefract report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

4/mo

Steady 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.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for WF8 3LD

Daytime· 07:00 – 23:00

46.3dB

Low
Night-time road noise heatmap for WF8 3LD

Night-time· 23:00 – 07:00

37.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Cottage, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD. Each answer is also embedded as structured data for search engines.