Model valuation£417,0008 Busby Close
Local market context
2 Cross Yard, Wigan, WN1 1XF
Estimated value
£107,000
- Since the 2005 sale (£120,000)-11%
- Against WN1 1XF's recent median (£79,000)+35%
Newest record on this page: June 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 1st
Bedrooms
2
Floor area
57 m²
614 sq ft
Energy rating
C
Score 78
Council tax
Band B
Tenure
Private Rental
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
£107,000
- Against its 2005 sale (£120,000)-11%
- Against WN1 1XF's recent median (£79,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Cross Yard is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 1XF. 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
57 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in WN1 1XF
5 sales, median £79,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Sales timeline
17 August 2005Most recent
£120,000
Median price across the last 5 sales in WN1 1XF: £79,000 (2024–2019).
What this page doesn't show
2 potential issues have already been flagged for 2 Cross Yard, Wigan, WN1 1XF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 2 Cross Yard
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Cross Yard is a two-bedroom end-of-terrace house in Wigan (WN1 1XF). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 2003-2006 and council tax band B. The latest certificate (June 2020) shows a C (score 78), near the top of the C band. The rating has held steady at C across 3 certificates since October 2008. Between certificates, lighting dropped from Very Good to Good and main heating dropped from Poor to Very Poor. Main heating runs on electricity. At 57 m² this is the 11th smallest of 13 units on EPC record in the building, where floor areas span 38–61 m². The building's EPC ratings span D to B across 13 units on file.
Today's modelled estimate of £107,000 is 10.8% below the 2005 sale of £120,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. It hasn't traded since August 2005, a hold of 21 years that's notably long for the area.
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
- Bedrooms2
- Open-plan layoutYes
- EnsuiteYes
Outside
- ParkingOff street
Building
- Heating systemElectric
Before you decide
Everything you need to know about 2 Cross Yard
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
Current Certificate(1 of 3)
Jun 2020
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 29 June 2030
Property Improvements
Changes detected from historical EPC data
Mar 2010from Oct 2008
EPC improved fromC73toD63
Hot Water
Main SystemImmersion
Hot water system changed
Low Energy Lighting
75%50%
Low energy lighting percentage decreased
Jun 2020from Mar 2010
EPC improved fromD63toC78
Hot Water
ImmersionMain System
Hot water system upgraded
Planning history
Applications and permits filed against 2 Cross Yard, Wigan, WN1 1XF, sourced from the PlanIt planning register.
2 Cross Yard has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cross Yard homes
Four headline reads against 12 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 2 Cross Yard runs comfortably ahead of the street norm.
Price per m²
£2,105
Street avg £1,839
Floor Area
57 m²
Street avg 51 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.5 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Wigan district page.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Brick Kiln Lane — bus stop.
Closest school
0.1 km
St Mary and St John Catholic Primary School. 23 schools nearby.
Nearest schools
- St Mary and St John Catholic Primary SchoolPrimary76m
- Mab's Cross Primary SchoolPrimary80m
- Wigan and Leigh College16 plus639m
- The Deanery Church of England High School and Sixth Form CollegeSecondary734m
Nearest stops
- Brick Kiln LaneBus stop137m
- Scarisbrick StreetBus stop209m
- Market HallBus stop312m
- New Market StreetBus stop319m
Most reported crime locally
- Violence & Sexual Offences12 reports75%
- Criminal Damage & Arson2 reports13%
- Other Crime2 reports13%
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 WN1 1XF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.2dB
Night-time· 23:00 – 07:00
44.7dB
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
21st century1st Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 2 Cross Yard is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 1XF. 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 2 Cross Yard. 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 2 Cross Yard was lodged in June 2020 at band C and is valid until June 2030. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Cross Yard. 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 8 months, which places each incident at an approximate point. The 23 schools and 30 stops listed are measured in a straight line from WN1 1XF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Cross Yard is in council tax band B. 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 2 Cross Yard, Wigan, WN1 1XF. Each answer is also embedded as structured data for search engines.
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- Every home in WN1 1XFSold prices, values and energy ratings for the postcode
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- 2 Cross Yard, Wigan valuationHow the estimate is built and what moves it
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