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Red Rock Farm, Red Rock Lane, Haigh, Wigan, WN1 2UW

4 sales on record2 planning records

Estimated value

£764,000

  • Since the 2023 sale (£807,500)-5%
  • Against WN1 2UW's recent median (£825,000)-7%

Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
246 m²
2648 sq ft
Energy rating
E
Score 43
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£764,000

  • Against its 2023 sale (£807,500)-5%
  • Against WN1 2UW's recent median (£825,000)-7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Red Rock Farm is modelled from its 246 m² EPC floor area, its 4 recorded sales 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

    246 m² from the EPC lodged in March 2023

  • Sales of this home

    4 sales recorded, the latest in 2023

  • Recent sales in WN1 2UW

    1 sale, median £825,000 (2017–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Red Rock Farm has more than doubled in price since the earliest registered sale in 2003.

Sales timeline

  1. 27 April 2023Most recent

    £807,500

    +28.2%over 5 years

  2. 24 August 2017

    £630,000

    +9.6%over 9 years

  3. 18 February 2008

    £575,000

    +76.9%over 4 years

  4. 3 April 2003

    £325,000

Median price across the last 1 sales in WN1 2UW: £825,000 (2017–2017).

Risks

What this page doesn't show

2 potential issues have already been flagged for Red Rock Farm, 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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Overview

About Red Rock Farm

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Red Rock Farm is a five-bedroom detached house in Haigh, Wigan, Wigan (WN1 2UW). It has a recorded floor area of 246 m² (around 2648 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (March 2023) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2013); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil. Other recorded features include a self-contained annexe. Period features are noted in the property record.

At 246 m² the property is well over the postcode median (119 m² across 3 EPCs), placing it in the larger end of the local stock. Most recent transfer: April 2023 at £807,500. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. Across 2003–2023, sale prices on this property compounded at 4.6% per year.

Specifications

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
  • Bathrooms2

Outside

  • Private gardenYes
  • GarageYes

Building

  • Period featuresYes
Before you decide

Everything you need to know about Red Rock Farm

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Mar 2023

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 8 March 2033

6 years remaining
Planning

Planning history

Applications and permits filed against Red Rock Farm, Red Rock Lane, Haigh, Wigan, WN1 2UW, sourced from the PlanIt planning register.

2 applications on record at Red Rock Farm, Red Rock Lane, Haigh, Wigan, WN1 2UW

2decisions2extensions6documents14nearby
  1. Jan 2002
    AnnexFull
    Outcome 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
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock Red Rock Farm, 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 (2 on record)
  • All 2 applications on this property in full, plus 14 notable nearby
  • The 6 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

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.

Red Rock Farm is notably below the street on co₂ emissions.

EPC Rating

43 (E)

Street avg 55 (D)

Below

Floor Area

246 m²

Street avg 157 m²

Above

CO₂ Emissions

15.0 t/year

Street avg 7.8 t/year

Strongly below

Habitable Rooms

10 rooms

Street avg 6 rooms

Strongly above
Area

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.
Full Wigan report

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.

Noise

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 road noise heatmap for WN1 2UW

Daytime· 07:00 – 23:00

45.7dB

Low
Night-time road noise heatmap for WN1 2UW

Night-time· 23:00 – 07:00

38.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

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 £1,220 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£603k

1 Bellingham Mount, Wigan Lane

WN1 2NJ

5 bed4 bath
£383k

1 Bethersden Road

WN1 2RL

4 bed
£325k

1 Barrowcroft Close, Standish

WN1 2TW

4 bed
£174k

1 Acton Street

WN1 2AH

4 bed
£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
£859k

1 Brockwood View, Standish

WN1 2SW

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Red Rock Farm is modelled from its 246 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for Red Rock Farm. 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 was lodged in March 2023 at band E and is valid until March 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Red Rock Farm. 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.
Council tax band
Red Rock Farm is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Red Rock Farm, Red Rock Lane, Haigh, Wigan, WN1 2UW. Each answer is also embedded as structured data for search engines.

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