Model valuation£417,0008 Busby Close
Local market context
21 Mabs Cross Court, Wigan, WN1 1ZL
4 sales on record
Estimated value
£181,000
- Since the 2017 sale (£150,000)+21%
- Against WN1 1ZL's recent median (£77,000)+135%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathrooms
2
Floor area
146 m²
1568 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£181,000
- Against its 2017 sale (£150,000)+21%
- Against WN1 1ZL's recent median (£77,000)+135%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Mabs Cross Court is modelled from its 146 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WN1 1ZL. 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
146 m² from the EPC lodged in January 2009
Sales of this home
4 sales recorded, the latest in 2017
Recent sales in WN1 1ZL
5 sales, median £77,000 (2026–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
Latest sale on 21 Mabs Cross Court was the highest on Land Registry record across the postcode.
Sales timeline
14 September 2017Most recent
£150,000
+7.1%over 1 year24 March 2016
£140,000
+59.1%over 6 years7 May 2009
£88,000
-40.3%over 2 years28 March 2007
£147,500
Median price across the last 5 sales in WN1 1ZL: £77,000 (2026–2016).
What this page doesn't show
2 potential issues have already been flagged for 21 Mabs Cross Court, Wigan, WN1 1ZL. 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 21 Mabs Cross Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Mabs Cross Court is a two-bedroom end-of-terrace house in Wigan (WN1 1ZL). It has a recorded floor area of 146 m² (around 1568 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (January 2009) shows a C (score 70). The latest certificate is from January 2009, so improvements made since then won't be reflected. Other recorded features include a basement.
At 146 m² the property is well over the postcode median (50 m² across 18 EPCs), placing it in the larger end of the local stock. On the market in September 2017 and unlisted since — roughly 9 years. Across the public record there are 4 sales, relatively high churn for a single property. Today's modelled estimate of £181,000 is 20.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£96/sq ft) was about 42.6% below the postcode norm.
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
- Bathrooms2
- EnsuiteYes
- BasementYes
Outside
- ParkingAllocated
Building
- Heating systemGas
Before you decide
Everything you need to know about 21 Mabs Cross Court
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.
21 Mabs Cross Court's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Jan 2019
Current Certificate
Jan 2009EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 January 2019
Planning history
Applications and permits filed against 21 Mabs Cross Court, Wigan, WN1 1ZL, sourced from the PlanIt planning register.
21 Mabs Cross Court 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 Mabs Cross Court homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 21 Mabs Cross Court stands well clear of the street.
Price per m²
£1,030
Street avg £1,369
Floor Area
146 m²
Street avg 63 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
4.2 t/year
Street avg 2.3 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
0.2 km
Scarisbrick Street — bus stop.
Closest school
0.1 km
Mab's Cross Primary School. 23 schools nearby.
Nearest schools
- Mab's Cross Primary SchoolPrimary75m
- St Mary and St John Catholic Primary SchoolPrimary107m
- Wigan and Leigh College16 plus664m
- The Deanery Church of England High School and Sixth Form CollegeSecondary752m
Nearest stops
- Scarisbrick StreetBus stop172m
- Brick Kiln LaneBus stop173m
- New Market StreetBus stop329m
- Market HallBus stop336m
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 1ZL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.1dB
Night-time· 23:00 – 07:00
44.5dB
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 centuryEnd-Terrace HouseEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, 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 21 Mabs Cross Court is modelled from its 146 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WN1 1ZL. 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. 4 sales are recorded for 21 Mabs Cross Court. 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 21 Mabs Cross Court was lodged in January 2009 at band C and expired in January 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Mabs Cross Court. 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 1ZL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Mabs Cross Court is in council tax band C. 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 21 Mabs Cross Court, Wigan, WN1 1ZL. Each answer is also embedded as structured data for search engines.
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