Model valuation£417,0008 Busby Close
Local market context
14 Lakeside Cottages, Standish, Wigan, WN1 2UU
2 planning records
Estimated value
£153,000
- Against WN1 2UU's recent median (£188,000)-19%
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
Mid terrace
Habitable rooms
3
From EPC
Floor area
57 m²
612 sq ft
Energy rating
E
Score 48
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
£153,000
- Against WN1 2UU's recent median (£188,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 14 Lakeside Cottages is modelled from its 57 m² EPC floor area, the absence of a recorded sale 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
57 m² from the EPC lodged in November 2010
Sales of this home
No sale recorded since 1995
Recent sales in WN1 2UU
5 sales, median £188,000 (2025–2021)
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 | 1 of 2 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.
14 Lakeside Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WN1 2UU: £188,000 (2025–2021).
Nearby sales in WN1 2UU
19 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold Dec 2025
£135,00012 Lakeside Cottages, Standish, Wigan, WN1 2UU
Sold Sept 2025
£229,5002 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
£141,000
What this page doesn't show
2 potential issues have already been flagged for 14 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 14 Lakeside Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
14 Lakeside Cottages is a mid-terrace house in Standish, Wigan, Wigan (WN1 2UU). It has a recorded floor area of 57 m² (around 612 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2010) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 57). The latest certificate is from November 2010, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.
Before you decide
Everything you need to know about 14 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.
14 Lakeside Cottages'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 29 Nov 2020
Current Certificate
Nov 2010EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 November 2020
Planning history
Applications and permits filed against 14 Lakeside Cottages, Standish, Wigan, WN1 2UU, sourced from the PlanIt planning register.
14 Lakeside Cottages has 2 separate extension applications on the council record.
2 applications on record at 14 Lakeside Cottages, Standish, Wigan, WN1 2UU
2decisions2extensions33documents14nearby
Flagged:Listed building
- Feb 2024ExtensionHeritageOutcome in report
Extension: Single storey · Rear of property
Listed Building Consent to extend dwelling by adding a single storey rear extension to terrace property, and spiral staircase and raised bridge to rear garden
Listed- Documents
- 18 docs on file
- Reference
- A/22/93143/LB
- More recent applications — locked
- ExtensionFeb 2024Decision
Unlock 14 Lakeside Cottages, Standish, Wigan, WN1 2UU'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 2 applications on this property in full, plus 14 notable nearby
- The 33 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lakeside Cottages homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 14 Lakeside Cottages lags the street by a wide margin.
EPC Rating
48 (E)
Street avg 56 (D)
Floor Area
57 m²
Street avg 72 m²
CO₂ Emissions
4.5 t/year
Street avg 4.3 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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-eraMid-Terrace 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 £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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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 14 Lakeside Cottages is modelled from its 57 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 14 Lakeside Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 14 Lakeside Cottages was lodged in November 2010 at band E and expired in November 2020, 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. 2 applications are matched to 14 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
- 14 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 14 Lakeside Cottages, Standish, Wigan, WN1 2UU. Each answer is also embedded as structured data for search engines.
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