Model valuation£417,0008 Busby Close
Local market context
6 Waters Reach, Ince, Wigan, WN1 3HP
EPC B
Estimated value
£245,000
- Since the 1996 sale (£59,500)+312%
- Against WN1 3HP's recent median (£145,000)+69%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
120 m²
1292 sq ft
Energy rating
B
Score 81
Council tax
Band C
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
£245,000
- Against its 1996 sale (£59,500)+312%
- Against WN1 3HP's recent median (£145,000)+69%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 6 Waters Reach is modelled from its 120 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 3HP. 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
120 m² from the EPC lodged in July 2012
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in WN1 3HP
5 sales, median £145,000 (2025–2008)
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 | 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.
6 Waters Reach's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
27 June 1996Most recent
£59,500
Median price across the last 5 sales in WN1 3HP: £145,000 (2025–2008).
Nearby sales in WN1 3HP
What this page doesn't show
1 potential issue has already been flagged for 6 Waters Reach, Ince, Wigan, WN1 3HP. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 6 Waters Reach
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
6 Waters Reach is a three-bedroom detached house in Ince, Wigan, Wigan (WN1 3HP). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (July 2012) returns a B (score 81), comfortably above the UK average. The latest certificate is from July 2012, so improvements made since then won't be reflected.
Untraded for 30 years, with the last transfer in June 1996. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 120 m² the property is well over the postcode median (87 m² across 5 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £245,000 sits 311.8% above the 1996 sale of £59,500. On a £-per-square-foot basis, the last sale (£46/sq ft) was about 63.2% below the postcode norm.
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
- Bedrooms3
Before you decide
Everything you need to know about 6 Waters Reach
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
6 Waters Reach ranks among the most efficient homes in the postcode for energy use.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Jul 2022
Current Certificate
Jul 2012EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
—
Certificate validity
Expired on 19 July 2022
Planning history
Applications and permits filed against 6 Waters Reach, Ince, Wigan, WN1 3HP, sourced from the PlanIt planning register.
6 Waters Reach has no planning applications on record.
17
But the area is active
17 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Waters Reach homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 6 Waters Reach runs well behind the street norm.
Price per m²
£496
Street avg £2,019
Floor Area
120 m²
Street avg 82 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 4.1 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.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Dean Trust Rose Bridge — bus stop.
Closest school
0.1 km
Dean Trust Rose Bridge. 22 schools nearby.
Nearest schools
- Dean Trust Rose BridgeSecondary109m
- St Catharine's CofE Primary SchoolPrimary562m
- St William's Catholic Primary SchoolPrimary612m
- Ince CofE Primary SchoolPrimary633m
Nearest stops
- Dean Trust Rose BridgeBus stop159m
- Holt StreetBus stop174m
- Keble StreetBus stop323m
- Platt LaneBus stop373m
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 3HP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
40.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Late 20th centuryDetached 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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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 6 Waters Reach is modelled from its 120 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN1 3HP. 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. 1 sale is recorded for 6 Waters Reach. 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 6 Waters Reach was lodged in July 2012 at band B and expired in July 2022, 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. None is matched to 6 Waters Reach. 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 22 schools and 30 stops listed are measured in a straight line from WN1 3HP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 6 Waters Reach is in council tax band C. 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 6 Waters Reach, Ince, Wigan, WN1 3HP. Each answer is also embedded as structured data for search engines.
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- Every home in WN1 3HPSold prices, values and energy ratings for the postcode
- WN 1 property marketPrices, postcodes, schools and transport across the district
- 6 Waters Reach, Ince, Wigan valuationHow the estimate is built and what moves it
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