Model valuation£417,0008 Busby Close
Local market context
Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF
2 planning records
Estimated value
£940,000
- Since the 2023 sale (£850,000)+11%
- Against WF9 1AF's recent median (£273,000)+244%
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
Detached
Habitable rooms
7
From EPC
Floor area
182 m²
1956 sq ft
Energy rating
E
Score 45
Council tax
Band G
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
£940,000
- Against its 2023 sale (£850,000)+11%
- Against WF9 1AF's recent median (£273,000)+244%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beech Trees is modelled from its 182 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF9 1AF. 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
182 m² from the EPC lodged in April 2011
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in WF9 1AF
5 sales, median £273,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on Beech Trees was the highest on Land Registry record across the postcode.
Sales timeline
17 April 2023Most recent
£850,000
+77.1%over 11 years19 January 2012
£480,000
Median price across the last 5 sales in WF9 1AF: £273,000 (2026–2020).
Nearby sales in WF9 1AF
Calders, Main Street, Badsworth, Pontefract, WF9 1AF
Sold Apr 2026
£540,000Church View, Main Street, Badsworth, Pontefract, WF9 1AF
Sold Oct 2024
£273,0001 The Cottages, Main Street, Badsworth, Pontefract, WF9 1AF
Sold Jul 2022
£227,000Orchard Cottage, Main Street, Badsworth, Pontefract, WF9 1AF
Sold Mar 2021
£335,0001 Post Office Farm, Main Street, Badsworth, Pontefract, WF9 1AF
Sold Feb 2020
£250,000
What this page doesn't show
1 potential issue has already been flagged for Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF. The detail, evidence and what to ask about it are in the Risks Report.
- A planning decision worth checkingIn 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 Beech Trees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Trees is a detached house in Badsworth, Pontefract, Pontefract (WF9 1AF). It has a recorded floor area of 182 m² (around 1956 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (April 2011) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in October 2008 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, lighting went from Poor to Average and main heating went from Average to Good; while roof efficiency dropped from Average to Poor. The latest certificate is from April 2011, so improvements made since then won't be reflected.
At 182 m² the property is well over the postcode median (66 m² across 10 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Across 2012–2023, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £940,000 is 10.6% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 72.4% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused. Last sale on file: £850,000 in April 2023.
Before you decide
Everything you need to know about Beech Trees
The true value, the hidden risks and the full sale history, in one report.
A planning decision worth checking
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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.
Beech Trees's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Apr 2021
Current Certificate(1 of 2)
Apr 2011
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 April 2021
Property Improvements
Changes detected from historical EPC data
Apr 2011from Oct 2008
EPC improved fromF29toE45
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Planning history
Applications and permits filed against Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF, sourced from the PlanIt planning register.
A tree works application was refused at Beech Trees in 2023.
2 applications on record at Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF
2decisions6documents
- Nov 2008Tree WorksTreesOutcome in report
Notice of intention for felling 1 Beech, 1 Leylandii and 5 Sycamore/Betula
- Documents
- 2 docs on file
- Reference
- 08/02296/TCA
- More recent applications — locked
- Tree WorksNov 2023Decision
Unlock Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF'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 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Main Street homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Beech Trees runs comfortably ahead of the street norm.
Price per m²
£4,678
Street avg £3,515
Floor Area
182 m²
Street avg 87 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
12.0 t/year
Street avg 4.4 t/year
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
390/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Badsworth Church — bus stop.
Closest school
0.1 km
Badsworth Church of England Voluntary Controlled Junior and Infant School. 5 schools nearby.
Nearest schools
- Badsworth Church of England Voluntary Controlled Junior and Infant SchoolPrimary98m
- Upton Primary SchoolPrimary2.2km
- Ackworth Mill Dam SchoolPrimary2.7km
- Ackworth Howard Church of England Voluntary Controlled Junior and Infant SchoolPrimary2.9km
Nearest stops
- Badsworth ChurchBus stop48m
- Beaconfield Road Thorpe LnBus stop278m
- New Rd Back LaneBus stop289m
- Thorpe Lane Rogerthorpe ManorBus stop684m
Most reported crime locally
- Violence & Sexual Offences2,301 reports45%
- Anti-social Behaviour573 reports11%
- Criminal Damage & Arson414 reports8%
- Shoplifting364 reports7%
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 WF9 1AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.6dB
Night-time· 23:00 – 07:00
39.4dB
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 E
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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 Beech Trees is modelled from its 182 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF9 1AF. 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. 2 sales are recorded for Beech Trees. 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 Beech Trees was lodged in April 2011 at band E and expired in April 2021, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Beech Trees. 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 13 months, which places each incident at an approximate point. The 5 schools and 30 stops listed are measured in a straight line from WF9 1AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beech Trees is in council tax band G. 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 Beech Trees, Main Street, Badsworth, Pontefract, WF9 1AF. Each answer is also embedded as structured data for search engines.
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