Model valuation£417,0008 Busby Close
Local market context
12 Lakeside Cottages, Standish, Wigan, WN1 2UU
4 sales on record
Estimated value
£235,000
- Since the 2025 sale (£229,500)+2%
- Against WN1 2UU's recent median (£141,500)+66%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
74 m²
797 sq ft
Energy rating
E
Score 53
Council tax
Band B
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
£235,000
- Against its 2025 sale (£229,500)+2%
- Against WN1 2UU's recent median (£141,500)+66%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Lakeside Cottages is modelled from its 74 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WN1 2UU. 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
74 m² from the EPC lodged in April 2023
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in WN1 2UU
5 sales, median £141,500 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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 12 Lakeside Cottages was the highest on Land Registry record across the postcode.
Sales timeline
11 September 2025Most recent
£229,500
+22.1%over 1 year1 December 2023
£188,000
+42.4%over 13 years29 January 2010
£132,000
+55.3%over 6 years24 November 2003
£85,000
Median price across the last 5 sales in WN1 2UU: £141,500 (2025–2017).
Nearby sales in WN1 2UU
19 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold Dec 2025
£135,0002 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold May 2021
£190,00013 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold Apr 2021
£160,00016 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold May 2020
£141,00015 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold Feb 2017
£141,500
What this page doesn't show
2 potential issues have already been flagged for 12 Lakeside Cottages, Standish, Wigan, WN1 2UU. 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 Lakeside Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Lakeside Cottages is a two-bedroom end-of-terrace house in Standish, Wigan, Wigan (WN1 2UU). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (April 2023) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since September 2009. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to C (score 77), a 2-band jump. Period features are noted in the property record.
A recent sale: £229,500 in September 2025. Across the public record there are 4 sales, relatively high churn for a single property. At 74 m² it's 15.6% larger than the typical home in the postcode (64 m² median across 14 EPCs). Across 2003–2025, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£288/sq ft) was about 64.3% above the typical sold price in the postcode.
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
- Bathrooms1
- Dining roomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenRear
- DrivewayYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 12 Lakeside Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Apr 2023
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 April 2033
Property Improvements
Changes detected from historical EPC data
Apr 2023from Sept 2009
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
0%83%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Lakeside Cottages, Standish, Wigan, WN1 2UU, sourced from the PlanIt planning register.
12 Lakeside Cottages has no planning applications on record.
14
But the area is active
14 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Lakeside Cottages homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 12 Lakeside Cottages runs comfortably ahead of the street norm.
Price per m²
£3,101
Street avg £1,928
Floor Area
74 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.2 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.
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
0.2 km
Trevore Drive — bus stop.
Closest school
1.4 km
Standish St Wilfrid's Church of England Primary Academy. 6 schools nearby.
Nearest schools
- Standish St Wilfrid's Church of England Primary AcademyPrimary1.4km
- St Marie's Catholic Primary School StandishPrimary2.0km
- Wood Fold Primary SchoolPrimary2.1km
- Woodfield Primary SchoolPrimary2.5km
Nearest stops
- Trevore DriveBus stop189m
- Devon DriveBus stop289m
- Mayflower CottagesBus stop318m
- Arley LaneBus stop364m
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 2UU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
40.9dB
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
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£220k
1 Brock Mill Lane
WN1 2NZ
2 bed1 bath
£243k
1 Alden Close, Standish
WN1 2TS
3 bed1 bath
£223k
1 Barton Avenue
WN1 2JD
3 bed1 bath
£221k
1 Ashland Avenue
WN1 2DP
1 bed6 bath
£196k
1 Cornwall Crescent, Standish
WN1 2TP
3 bed1 bath
£295k
1 Bellingham Avenue
WN1 2NE
3 bed1 bath
£301k
1 Danesway
WN1 2EX
3 bed1 bath
£374k
1 Copperfield
WN1 2DZ
3 bed2 bath
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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 12 Lakeside Cottages is modelled from its 74 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WN1 2UU. 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 12 Lakeside Cottages. 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 Lakeside Cottages was lodged in April 2023 at band E and is valid until April 2033. 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 12 Lakeside Cottages. 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 6 schools and 30 stops listed are measured in a straight line from WN1 2UU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Lakeside Cottages 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 12 Lakeside Cottages, Standish, Wigan, WN1 2UU. Each answer is also embedded as structured data for search engines.
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- Every home in WN1 2UUSold prices, values and energy ratings for the postcode
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- 12 Lakeside Cottages, Standish, Wigan valuationHow the estimate is built and what moves it
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