Model valuation£417,0008 Busby Close
Local market context
Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW
3 planning records
Estimated value
£315,000
- Against WN1 2UW's recent median (£630,000)-50%
Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
119 m²
1285 sq ft
Energy rating
E
Score 40
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
£315,000
- Against WN1 2UW's recent median (£630,000)-50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Red Rock Farm Cottage is modelled from its 119 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WN1 2UW. 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
119 m² from the EPC lodged in May 2009
Sales of this home
No sale recorded since 1995
Recent sales in WN1 2UW
5 sales, median £630,000 (2023–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2023 | 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.
Red Rock Farm Cottage 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 2UW: £630,000 (2023–2003).
What this page doesn't show
2 potential issues have already been flagged for Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW. 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 Red Rock Farm Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Red Rock Farm Cottage is a detached house in Haigh, Wigan, Wigan (WN1 2UW). It has a recorded floor area of 119 m² (around 1285 sq ft) and construction records dating it to before 1900. The latest certificate (May 2009) shows an E (score 40), well below the UK norm with real room to improve. Main heating runs on oil. The latest certificate is from May 2009, so improvements made since then won't be reflected.
At 119 m² it sits well below the postcode median (246 m² across 3 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, partial demolition, a conservatory and an annexe, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Red Rock Farm Cottage
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.
Red Rock Farm Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 May 2019
Current Certificate
May 2009EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 May 2019
Planning history
Applications and permits filed against Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW
3decisions3extensions4documents14nearby
Flagged:Demolition
- Jan 2002AnnexFullOutcome in report
To carry out external alterations (new window and door openings) and increase the height of southern elevation by 175mm (amendment to A/90/35118), to form granny flat and annexe.Condition 3: Removal of Article 3 - permitted development rights.
Extension- Reference
- A/01/55085
- More recent applications — locked
- DemolitionOct 2010Decision
- ConservatoryMar 2003Decision
Unlock Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 14 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Red Rock Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Red Rock Farm Cottage runs well behind the street norm.
EPC Rating
40 (E)
Street avg 56 (D)
Floor Area
119 m²
Street avg 199 m²
CO₂ Emissions
8.8 t/year
Street avg 9.8 t/year
Habitable Rooms
6 rooms
Street avg 8 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
0.1 km
Canal Row — bus stop.
Closest school
1.9 km
Standish St Wilfrid's Church of England Primary Academy. 6 schools nearby.
Nearest schools
- Standish St Wilfrid's Church of England Primary AcademyPrimary1.9km
- St David Haigh and Aspull CofE Primary SchoolPrimary2.2km
- Woodfield Primary SchoolPrimary2.2km
- St Marie's Catholic Primary School StandishPrimary2.5km
Nearest stops
- Canal RowBus stop56m
- Arley LaneBus stop201m
- Pennington LaneBus stop496m
- Mayflower CottagesBus stop589m
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 2UW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.7dB
Night-time· 23:00 – 07:00
38.9dB
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-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · 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 Red Rock Farm Cottage is modelled from its 119 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WN1 2UW. 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 Red Rock Farm Cottage, 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 Red Rock Farm Cottage was lodged in May 2009 at band E and expired in May 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. 3 applications are matched to Red Rock Farm Cottage. 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 2UW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Red Rock Farm Cottage, Red Rock Lane, Haigh, Wigan, WN1 2UW. Each answer is also embedded as structured data for search engines.
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