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8 High Farm Meadow, Badsworth, Pontefract, WF9 1PB

2 planning records

Estimated value

£375,000

  • Since the 1998 sale (£115,000)+226%
  • Against WF9 1PB's recent median (£360,000)+4%

Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
99 m²
1066 sq ft
Energy rating
C
Score 72
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£375,000

  • Against its 1998 sale (£115,000)+226%
  • Against WF9 1PB's recent median (£360,000)+4%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 High Farm Meadow is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF9 1PB. 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

    99 m² from the EPC lodged in March 2026

  • Sales of this home

    1 sale recorded, the latest in 1998

  • Recent sales in WF9 1PB

    5 sales, median £360,000 (2024–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

8 High Farm Meadow's estimated value is more than triple its earliest registered sale price (1998).

Sales timeline

  1. 18 March 1998Most recent

    £115,000

Median price across the last 5 sales in WF9 1PB: £360,000 (2024–2019).

Risks

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

Overview

About 8 High Farm Meadow

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

8 High Farm Meadow is a five-bedroom detached house in Badsworth, Pontefract, Pontefract (WF9 1PB). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (March 2026) shows a C (score 72). The rating has held steady at C across 2 certificates since May 2014. Between certificates, lighting went from Poor to Good; while window efficiency dropped from Average to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.

Held since March 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £375,000 sits 226.1% above the 1998 sale of £115,000. On a £-per-square-foot basis, the last sale (£108/sq ft) was about 33.5% below the postcode norm. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved.

Specifications

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

  • Bedrooms5
  • Bathrooms2
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageDouble

Building

  • Central heatingYes
Before you decide

Everything you need to know about 8 High Farm Meadow

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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)
Mar 2026

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 20 March 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2026from May 2014
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
21%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 8 High Farm Meadow, Badsworth, Pontefract, WF9 1PB, sourced from the PlanIt planning register.

2 applications on record at 8 High Farm Meadow, Badsworth, Pontefract, WF9 1PB

2decisions1extensions34documents
  1. Jan 2016
    Garage ConversionFull
    Outcome in report

    Extension: Part single, part two storey · Side of property

    Part single storey and part two storey extension to north eastern elevation of existing dwelling and conversion of the roof space of the garage to a games room with associated external alterations.

    Extension
    Documents
    7 docs on file
    Reference
    15/02419/FUL
    Full record in report
  2. More recent applications — locked
  3. FullDecision

Unlock 8 High Farm Meadow, Badsworth, Pontefract, WF9 1PB'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 34 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other High Farm Meadow homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 8 High Farm Meadow stands well clear of the street.

Price per m²

£1,162

Street avg £2,874

Strongly below

Floor Area

99 m²

Street avg 101 m²

Below

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.1 t/year

Street avg 3.9 t/year

Strongly above
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

390/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Badsworth Church — bus stop.

Closest school

0.2 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 SchoolPrimary201m
  • Upton Primary SchoolPrimary2.1km
  • Ackworth Mill Dam SchoolPrimary2.8km
  • Minsthorpe Community CollegeSecondary2.9km

Nearest stops

  • Badsworth ChurchBus stop73m
  • Beaconfield Road Thorpe LnBus stop214m
  • New Rd Back LaneBus stop359m
  • Thorpe Lane Rogerthorpe ManorBus stop747m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around WF9 1PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for WF9 1PB

Daytime· 07:00 – 23:00

47.4dB

Low
Night-time road noise heatmap for WF9 1PB

Night-time· 23:00 – 07:00

39.3dB

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

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC C

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 £595 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£379k

1 Badsworth Mews, Badsworth

WF9 1BG

4 bed2 bath
£334k

1 Daisy Fold

WF9 1NF

4 bed4 bath
£430k

1 Badsworth Court, Badsworth

WF9 1NW

4 bed2 bath
£261k

1 Bluebell Way, Upton

WF9 1NE

4 bed
£269k

1 Askham Grove, Upton

WF9 1LT

3 bed2 bath
£254k

1 Greenacre Road, Upton

WF9 1NP

3 bed1 bath
£209k

1 Diamond Drive, Upton

WF9 1FL

3 bed3 bath
£400k

1 Foxford Grove, Badsworth

WF9 1FB

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 8 High Farm Meadow is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WF9 1PB. 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 8 High Farm Meadow. 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 8 High Farm Meadow was lodged in March 2026 at band C and is valid until March 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. 2 applications are matched to 8 High Farm Meadow. 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 1PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
8 High Farm Meadow is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 High Farm Meadow, Badsworth, Pontefract, WF9 1PB. Each answer is also embedded as structured data for search engines.

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