Model valuation£417,0008 Busby Close
Local market context
2 Mere Oaks, Standish, Wigan, WN1 2SL
EPC BSolar panels3 planning records
Estimated value
£627,000
- Since the 2022 sale (£650,000)-4%
- Against WN1 2SL's recent median (£555,000)+13%
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
Bedrooms
5
Floor area
202 m²
2174 sq ft
Energy rating
B
Score 83
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
£627,000
- Against its 2022 sale (£650,000)-4%
- Against WN1 2SL's recent median (£555,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Mere Oaks is modelled from its 202 m² EPC floor area, its 2 recorded sales 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
202 m² from the EPC lodged in July 2014
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in WN1 2SL
5 sales, median £555,000 (2025–2015)
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 of 3 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 2 Mere Oaks was the highest on Land Registry record across the postcode.
Sales timeline
29 September 2022Most recent
£650,000
+25.0%over 4 years5 July 2018
£520,000
Median price across the last 5 sales in WN1 2SL: £555,000 (2025–2015).
Nearby sales in WN1 2SL
What this page doesn't show
2 potential issues have already been flagged for 2 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 2 Mere Oaks
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Mere Oaks is a five-bedroom detached house in Standish, Wigan, Wigan (WN1 2SL). It has a recorded floor area of 202 m² (around 2174 sq ft) and council tax band G. The latest certificate (July 2014) returns a B (score 83), comfortably above the UK average. The latest certificate is from July 2014, so improvements made since then won't be reflected. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory and attached land beyond the plot.
3 planning records sit against the property, 2 approved, 0 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for tree works is awaiting a decision. Across 2018–2022, sale prices on this property compounded at 5.4% per year. On a £-per-square-foot basis, the last sale (£299/sq ft) was about 18.1% above the typical sold price in the postcode. Most recent transfer: September 2022 at £650,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 5 bedrooms is on the larger side for this postcode, where 4 is the typical count.
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
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenFront and rear
- GarageIntegral
- LandYes
Building
- Central heatingYes
- Solar panelsYes
Before you decide
Everything you need to know about 2 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.
2 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 30 Jul 2024
Current Certificate
Jul 2014EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 July 2024
Planning history
Applications and permits filed against 2 Mere Oaks, Standish, Wigan, WN1 2SL, sourced from the PlanIt planning register.
An application for tree works is currently awaiting a decision.
3 applications on record at 2 Mere Oaks, Standish, Wigan, WN1 2SL
1 live now2decisions1extensions40documents14nearby
- 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
- More recent applications — locked
- Tree WorksApr 2026Decision
- ExtensionAug 2021Decision
Unlock 2 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 (2 on record)
- All 3 applications on this property in full, plus 14 notable nearby
- The 40 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 price per m², 2 Mere Oaks stands well clear of the street.
Price per m²
£3,218
Street avg £2,717
Floor Area
202 m²
Street avg 185 m²
CO₂ Emissions
3.4 t/year
Street avg 3.3 t/year
Years Held
4 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 Barrowcroft Close, Standish
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4 bed
£174k
1 Acton Street
WN1 2AH
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£381k
1 Chaucer Place
WN1 2PL
3 bed2 bath
£378k
1 Ashford Rise
WN1 2PT
3 bed2 bath
£374k
1 Copperfield
WN1 2DZ
3 bed2 bath
£301k
1 Danesway
WN1 2EX
3 bed1 bath
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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 2 Mere Oaks is modelled from its 202 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 2 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 2 Mere Oaks was lodged in July 2014 at band B and expired in July 2024, 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. 3 applications are matched to 2 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
- 2 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 2 Mere Oaks, Standish, Wigan, WN1 2SL. Each answer is also embedded as structured data for search engines.
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- 2 Mere Oaks, Standish, Wigan valuationHow the estimate is built and what moves it
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