Model valuation£417,0008 Busby Close
Local market context
11 12, Canal Row, Haigh, Wigan, WN2 1NA
Extendable3 planning records
Estimated value
£361,000
- Since the 2017 sale (£260,000)+39%
- Against WN2 1NA's recent median (£255,000)+42%
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
End terrace
Bedrooms
4
Floor area
138 m²
1485 sq ft
Energy rating
G
Score 20
Council tax
Band C
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
£361,000
- Against its 2017 sale (£260,000)+39%
- Against WN2 1NA's recent median (£255,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 12 is modelled from its 138 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 1NA. 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
138 m² from the EPC lodged in December 2012
Sales of this home
1 sale recorded, the latest in 2017
Recent sales in WN2 1NA
5 sales, median £255,000 (2025–2019)
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 | 1 of 3 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.
11 12 valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 October 2017Most recent
£260,000
Median price across the last 5 sales in WN2 1NA: £255,000 (2025–2019).
Nearby sales in WN2 1NA
What this page doesn't show
1 potential issue has already been flagged for 11 12, Canal Row, Haigh, Wigan, WN2 1NA. 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 11 12
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 12 is a four-bedroom end-of-terrace house in Haigh, Wigan, Wigan (WN2 1NA). It has a recorded floor area of 138 m² (around 1485 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (December 2012) shows a G (score 20), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 86), a 5-band jump. Main heating runs on to be used only when there is no heating/hot. The latest certificate is from December 2012, so improvements made since then won't be reflected. Other recorded features include a conservatory. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
At 138 m² the property is well over the postcode median (89 m² across 6 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a conservatory and partial demolition, meaningful when judging how the property has evolved. Today's modelled estimate of £361,000 is 38.8% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£175/sq ft) was about 15.9% below the postcode norm. Last changed hands 9 years ago, in October 2017.
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
- EnsuiteYes
- ConservatoryYes
- FireplaceYes
Building
- Period featuresYes
- Extension potentialPossible
Before you decide
Everything you need to know about 11 12
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.
11 12 sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Dec 2022
Current Certificate
Dec 2012EPC Rating
A
B
C
D
E
F
G
G20
Main Heating
Electric
Main Fuel
—
Hot Water
Very Poor
Windows
Good
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 December 2022
Planning history
Applications and permits filed against 11 12, Canal Row, Haigh, Wigan, WN2 1NA, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at 11 12, Canal Row, Haigh, Wigan, WN2 1NA
3decisions1extensions24documents5nearby
Flagged:Demolition
- Apr 2007ConservatoryFullOutcome in report
Extension: Rear of property
To extend dwellinghouse, sun lounge to rear following demolition of existing conservatory.
ExtensionDemolition- Documents
- 11 docs on file
- Reference
- A/07/68408
- More recent applications — locked
- OutbuildingSept 2021Decision
- RenovationApr 2018Decision
Unlock 11 12, Canal Row, Haigh, Wigan, WN2 1NA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 5 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Canal Row homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 11 12 runs well behind the street norm.
Price per m²
£1,884
Street avg £3,259
Floor Area
138 m²
Street avg 101 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
11.0 t/year
Street avg 8.7 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
0.4 km
Canal Row — bus stop.
Closest school
2.0 km
Standish St Wilfrid's Church of England Primary Academy. 6 schools nearby.
Nearest schools
- Standish St Wilfrid's Church of England Primary AcademyPrimary2.0km
- St David Haigh and Aspull CofE Primary SchoolPrimary2.2km
- Blackrod Anglican/Methodist Primary SchoolPrimary2.5km
- Woodfield Primary SchoolPrimary2.6km
Nearest stops
- Canal RowBus stop353m
- Pennington LaneBus stop409m
- Arley LaneBus stop468m
- Haigh HallBus stop777m
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 1NA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
38.5dB
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-eraEnd-Terrace HouseEPC GPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · 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 Ashworth Street, Aspull
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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 11 12 is modelled from its 138 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 1NA. 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 11 12. 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 11 12 was lodged in December 2012 at band G and expired in December 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. 3 applications are matched to 11 12. 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 6 schools and 30 stops listed are measured in a straight line from WN2 1NA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 12 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 11 12, Canal Row, Haigh, Wigan, WN2 1NA. Each answer is also embedded as structured data for search engines.
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- 11 12, Canal Row, Haigh, Wigan valuationHow the estimate is built and what moves it
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