Model valuation£417,0008 Busby Close
Local market context
9 Waters Reach, Ince, Wigan, WN1 3HP
Estimated value
£220,000
- Since the 2005 sale (£150,000)+47%
- Against WN1 3HP's recent median (£145,000)+52%
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
Bathroom
1
Floor area
71 m²
764 sq ft
Energy rating
D
Score 60
Council tax
Band C
Tenure
Private Rental
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
£220,000
- Against its 2005 sale (£150,000)+47%
- Against WN1 3HP's recent median (£145,000)+52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Waters Reach is modelled from its 71 m² EPC floor area, its 2 recorded sales 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
71 m² from the EPC lodged in September 2024
Sales of this home
2 sales recorded, the latest in 2005
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.
9 Waters Reach has more than doubled in price since the earliest registered sale in 1996.
Sales timeline
11 September 2005Most recent
£150,000
+152.1%over 8 years10 October 1996
£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 9 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 9 Waters Reach
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Waters Reach is a three-bedroom detached house in Ince, Wigan, Wigan (WN1 3HP). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (September 2024) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since September 2009. Between certificates, lighting went from Very Poor to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
Untraded for 21 years, with the last transfer in September 2005. Across 1996–2005, sale prices on this property compounded at 10.9% per year. Today's modelled estimate of £220,000 is 46.7% above the 2005 sale price. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 104.8% above the typical sold price in the postcode. At 71 m² it's 25.3% smaller than the typical home in the postcode (95 m² median across 5 EPCs).
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
- Bathrooms1
Outside
- GarageSingle
Before you decide
Everything you need to know about 9 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Sept 2024
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Valid until 10 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2013from Sept 2009
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Sept 2024from Sept 2013
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
0%64%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Waters Reach, Ince, Wigan, WN1 3HP, sourced from the PlanIt planning register.
9 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 floor area, 9 Waters Reach runs well behind the street norm.
Price per m²
£2,113
Street avg £1,696
Floor Area
71 m²
Street avg 92 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.9 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
Get a survey for this property
Level 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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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 9 Waters Reach is modelled from its 71 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 9 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 9 Waters Reach was lodged in September 2024 at band D and is valid until September 2034. 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 9 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
- 9 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 9 Waters Reach, Ince, Wigan, WN1 3HP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WN1 3HPSold prices, values and energy ratings for the postcode
- WN 1 property marketPrices, postcodes, schools and transport across the district
- 9 Waters Reach, Ince, Wigan valuationHow the estimate is built and what moves it
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