Model valuation£417,0008 Busby Close
Local market context
2 Georges Lane, Ince, Wigan, WN1 3HQ
2 planning records
Estimated value
£434,000
- Since the 2020 sale (£312,500)+39%
- Against WN1 3HQ's recent median (£270,000)+61%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
206 m²
2217 sq ft
Energy rating
D
Score 67
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
£434,000
- Against its 2020 sale (£312,500)+39%
- Against WN1 3HQ's recent median (£270,000)+61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Georges Lane is modelled from its 206 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WN1 3HQ. 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
206 m² from the EPC lodged in February 2015
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in WN1 3HQ
2 sales, median £270,000 (2007–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2020 | 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.
Price for 2 Georges Lane has grown more than fourfold since the 1998 starting point.
Sales timeline
25 November 2020Most recent
£312,500
+495.2%over 22 years30 January 1998
£52,500
Median price across the last 2 sales in WN1 3HQ: £270,000 (2007–2007).
What this page doesn't show
2 potential issues have already been flagged for 2 Georges Lane, Ince, Wigan, WN1 3HQ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- A planning decision worth checkingIn 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 2 Georges Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Georges Lane is a four-bedroom detached house in Ince, Wigan, Wigan (WN1 3HQ). It has a recorded floor area of 206 m² (around 2217 sq ft) and construction records dating it to 1950-1966. The latest certificate (February 2015) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from February 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory. The home occupies a cul-de-sac position.
2 planning records sit against the property, 0 approved, 1 refused, 1 pending. An active application for an extension is awaiting a decision. Across 1998–2020, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £434,000 is 38.9% above the 2020 sale price. Last sale on file: £312,500 in November 2020.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- ConservatoryYes
Outside
- GarageDouble
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 2 Georges Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaA planning decision worth checking
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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.
2 Georges Lane'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 02 Feb 2025
Current Certificate
Feb 2015EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 February 2025
Planning history
Applications and permits filed against 2 Georges Lane, Ince, Wigan, WN1 3HQ, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
2 applications on record at 2 Georges Lane, Ince, Wigan, WN1 3HQ
1 live now1decisions2extensions24documents17nearby
- Mar 2025ExtensionFullOutcome in report
Extension: Single storey · Side of property
First floor to side above existing garage
- Documents
- 11 docs on file
- Reference
- A/25/098407/HH
- More recent applications — locked
- ExtensionMar 2026Decision
Unlock 2 Georges Lane, Ince, Wigan, WN1 3HQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 2 applications on this property in full, plus 17 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 BridgeSecondary128m
- St Catharine's CofE Primary SchoolPrimary578m
- St William's Catholic Primary SchoolPrimary648m
- Ince CofE Primary SchoolPrimary663m
Nearest stops
- Dean Trust Rose BridgeBus stop195m
- Holt StreetBus stop214m
- Platt LaneBus stop341m
- Keble StreetBus stop353m
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 3HQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
40.6dB
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
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Mid 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 2 Georges Lane is modelled from its 206 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WN1 3HQ. 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 2 Georges Lane. 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 2 Georges Lane was lodged in February 2015 at band D and expired in February 2025, 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 2 Georges Lane. 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 3HQ, 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 2 Georges Lane, Ince, Wigan, WN1 3HQ. Each answer is also embedded as structured data for search engines.
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- Every home in WN1 3HQSold prices, values and energy ratings for the postcode
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- 2 Georges Lane, Ince, Wigan valuationHow the estimate is built and what moves it
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