Model valuation£417,0008 Busby Close
Local market context
Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF
2 planning records
Estimated value
£662,000
- Since the 2015 sale (£425,000)+56%
- Against WN2 1LF's recent median (£319,999)+107%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
6
Bathrooms
3
Floor area
253 m²
2723 sq ft
Energy rating
D
Score 67
Council tax
Band E
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
£662,000
- Against its 2015 sale (£425,000)+56%
- Against WN2 1LF's recent median (£319,999)+107%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Riley House is modelled from its 253 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 1LF. 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
253 m² from the EPC lodged in February 2026
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in WN2 1LF
5 sales, median £319,999 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
Latest sale on Riley House was the highest on Land Registry record across the postcode.
Sales timeline
26 May 2015Most recent
£425,000
Median price across the last 5 sales in WN2 1LF: £319,999 (2025–2016).
Nearby sales in WN2 1LF
2a, Toddington Lane, Haigh, Wigan, WN2 1LF
Sold Aug 2025
£420,0002 Toddington, Toddington Lane, Haigh, Wigan, WN2 1LF
Sold Jul 2023
£319,999Martholme, Toddington Lane, Haigh, Wigan, WN2 1LF
Sold Apr 2022
£325,000Evenwood, Toddington Lane, Haigh, Wigan, WN2 1LF
Sold Oct 2020
£313,555Torver, Toddington Lane, Haigh, Wigan, WN2 1LF
Sold Jul 2016
£300,000
What this page doesn't show
1 potential issue has already been flagged for Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF. The detail, evidence and what to ask about it are in the Risks 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
One time fee only - money back guarantee
About Riley House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Riley House is a six-bedroom semi-detached house in Haigh, Wigan, Wigan (WN2 1LF). It has a recorded floor area of 253 m² (around 2723 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2026) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in April 2015 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 86), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition. Period features are noted in the property record. The home occupies a cul-de-sac position.
At 253 m² the property is well over the postcode median (111 m² across 10 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £662,000 sits 55.8% above the 2015 sale of £425,000. On a £-per-square-foot basis, the last sale (£156/sq ft) was about 34.8% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 11 years since the last transfer (May 2015).
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
- Bedrooms6
- Bathrooms3
Outside
- Cul-de-sacYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about Riley House
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
Riley House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2026
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
7.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 February 2036
Property Improvements
Changes detected from historical EPC data
Feb 2026from Apr 2015
EPC improved fromE50toD67
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
9%100%
More low energy lighting installed
Planning history
Applications and permits filed against Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF, sourced from the PlanIt planning register.
Riley House has an approved single-storey side extension on the planning record.
2 applications on record at Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF
2decisions2extensions6documents5nearby
- Jul 2002ExtensionFullOutcome in report
Extension: Single storey · Side of property
To extend dwelling-house - single storey side extension to form garage, following demolition of existing garage.
- Reference
- A/02/56233/HH
- More recent applications — locked
- ExtensionDec 2005Decision
Unlock Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF'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 5 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Toddington Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Riley House runs well behind the street norm.
Price per m²
£1,680
Street avg £2,965
Floor Area
253 m²
Street avg 121 m²
Habitable Rooms
10 rooms
Street avg 6 rooms
CO₂ Emissions
7.5 t/year
Street avg 4.9 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.
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
0.2 km
Toddington Lane — bus stop.
Closest school
0.4 km
St David Haigh and Aspull CofE Primary School. 7 schools nearby.
Nearest schools
- St David Haigh and Aspull CofE Primary SchoolPrimary388m
- Our Lady's RC Primary School WiganPrimary1.1km
- Aspull Church Primary SchoolPrimary1.5km
- Blackrod Anglican/Methodist Primary SchoolPrimary1.5km
Nearest stops
- Toddington LaneBus stop163m
- Riley LaneBus stop223m
- Haigh ChurchBus stop334m
- Meadow Pit LaneBus stop399m
Most reported crime locally
- Violence & Sexual Offences14 reports78%
- Other Crime2 reports11%
- Other Theft1 reports6%
- Theft from Person1 reports6%
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 WN2 1LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.8dB
Night-time· 23:00 – 07:00
38.1dB
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-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · 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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1 Caldford Close, Aspull
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1 Bradley Gardens, Aspull
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1 Barley Close, Aspull
WN2 1BZ
£228k
1 Ashfield Drive, Aspull
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3 bed2 bath
£204k
1 Alnwick Close, Aspull
WN2 1XR
2 bed1 bath
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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 Riley House is modelled from its 253 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 1LF. 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 Riley House. 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 Riley House was lodged in February 2026 at band D and is valid until February 2036. 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 Riley House. 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 10 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from WN2 1LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Riley House is in council tax band E. 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 Riley House, Toddington Lane, Haigh, Wigan, WN2 1LF. Each answer is also embedded as structured data for search engines.
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