Model valuation£417,0008 Busby Close
Local market context
12 Mere Oaks, Standish, Wigan, WN1 2SL
EPC B1 planning record
Estimated value
£572,000
- Since the 2013 sale (£425,000)+35%
- Against WN1 2SL's recent median (£565,000)+1%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
156 m²
1679 sq ft
Energy rating
B
Score 82
Council tax
Band G
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
£572,000
- Against its 2013 sale (£425,000)+35%
- Against WN1 2SL's recent median (£565,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Mere Oaks is modelled from its 156 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 2SL. 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
156 m² from the EPC lodged in January 2013
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in WN1 2SL
5 sales, median £565,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 12 Mere Oaks was the lowest on Land Registry record across the postcode.
Sales timeline
28 March 2013Most recent
£425,000
Median price across the last 5 sales in WN1 2SL: £565,000 (2025–2018).
Nearby sales in WN1 2SL
What this page doesn't show
2 potential issues have already been flagged for 12 Mere Oaks, Standish, Wigan, WN1 2SL. 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
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About 12 Mere Oaks
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Mere Oaks is a detached house in Standish, Wigan, Wigan (WN1 2SL). It has a recorded floor area of 156 m² (around 1679 sq ft) and council tax band G. The latest certificate (January 2013) returns a B (score 82), comfortably above the UK average. The latest certificate is from January 2013, so improvements made since then won't be reflected.
13 years since the last transfer (March 2013). At 156 m² it's 19.2% smaller than the typical home in the postcode (193 m² median across 15 EPCs). Today's modelled estimate of £572,000 is 34.6% above the 2013 sale price. One historical planning record sits against the property in 2008.
Before you decide
Everything you need to know about 12 Mere Oaks
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.
12 Mere Oaks'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 10 Jan 2023
Current Certificate
Jan 2013EPC Rating
A
B
B82
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
—
Certificate validity
Expired on 10 January 2023
Planning history
Applications and permits filed against 12 Mere Oaks, Standish, Wigan, WN1 2SL, sourced from the PlanIt planning register.
1 application on record at 12 Mere Oaks, Standish, Wigan, WN1 2SL
1decisions27documents14nearby
- Feb 2008New BuildOutlineOutcome in report
To erect 14no. dwellinghouse and garages. (Reserved matters of A/06/66949).Condition 4: Article Three, Removal of permitted development rights.
- Documents
- 27 docs on file
- Reference
- A/07/70373
Unlock 12 Mere Oaks, Standish, Wigan, WN1 2SL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 14 notable nearby
- The 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Mere Oaks homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 12 Mere Oaks stands well clear of the street.
Price per m²
£2,724
Street avg £2,750
Floor Area
156 m²
Street avg 188 m²
CO₂ Emissions
2.6 t/year
Street avg 3.3 t/year
Years Held
13 years
Street avg 10 years
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Mere Oaks — bus stop.
Closest school
1.0 km
Woodfield Primary School. 17 schools nearby.
Nearest schools
- Woodfield Primary SchoolPrimary996m
- Beech Hill Community Primary SchoolPrimary1.5km
- St John Fisher Catholic High SchoolSecondary1.7km
- Sacred Heart Catholic Primary SchoolPrimary1.8km
Nearest stops
- Mere OaksBus stop64m
- Boars Head ReservoirBus stop214m
- Boar's HeadBus stop218m
- Limes AvenueBus stop294m
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 2SL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.4dB
Night-time· 23:00 – 07:00
39.9dB
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
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Detached HouseEPC B
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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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1 Bethersden Road
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1 Brockwood View, Standish
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1 Ashford Rise
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1 Copperfield
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£356k
1 Bellingham Drive
WN1 2NF
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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 12 Mere Oaks is modelled from its 156 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 2SL. 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 12 Mere Oaks. 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 12 Mere Oaks was lodged in January 2013 at band B and expired in January 2023, 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. 1 application is matched to 12 Mere Oaks. 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 17 schools and 30 stops listed are measured in a straight line from WN1 2SL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Mere Oaks 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 12 Mere Oaks, Standish, Wigan, WN1 2SL. Each answer is also embedded as structured data for search engines.
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- Every home in WN1 2SLSold prices, values and energy ratings for the postcode
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- 12 Mere Oaks, Standish, Wigan valuationHow the estimate is built and what moves it
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