Model valuation£417,0008 Busby Close
Local market context
85 Leigh Road, Hindley Green, Wigan, WN2 4XF
1 planning record
Estimated value
£206,000
- Since the 2025 sale (£250,000)-18%
- Against WN2 4XF's recent median (£90,000)+129%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
6
From EPC
Floor area
124 m²
1335 sq ft
Energy rating
D
Score 67
Council tax
Band A
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
£206,000
- Against its 2025 sale (£250,000)-18%
- Against WN2 4XF's recent median (£90,000)+129%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Leigh Road is modelled from its 124 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WN2 4XF. 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
124 m² from the EPC lodged in August 2022
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in WN2 4XF
5 sales, median £90,000 (2023–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 85 Leigh Road was the highest on Land Registry record across the postcode.
Sales timeline
21 March 2025Most recent
£250,000
+78.6%over 2 years9 November 2022
£140,000
Median price across the last 5 sales in WN2 4XF: £90,000 (2023–2005).
Nearby sales in WN2 4XF
97 Leigh Road, Hindley Green, Wigan, WN2 4XF
Sold Nov 2023
£145,00093 Leigh Road, Hindley Green, Wigan, WN2 4XF
Sold May 2021
£90,00087 Leigh Road, Hindley Green, Wigan, WN2 4XF
Sold Apr 2005
£84,00091 Leigh Road, Hindley Green, Wigan, WN2 4XF
Sold Dec 2004
£87,500Greenfield Bungalow, Leigh Road, Hindley Green, Wigan, WN2 4XF
Sold Jul 2003
£80,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 85 Leigh Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 Leigh Road is an end-of-terrace house in Hindley Green, Wigan, Wigan (WN2 4XF). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (August 2022) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2022. Between certificates, hot-water efficiency went from Poor to Good. The recommended improvements would lift it to B (score 82), a 2-band jump.
Across 2022–2025, sale prices on this property compounded at 27.8% per year. Today's modelled estimate of £206,000 is 17.6% below the 2025 sale of £250,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£187/sq ft) was about 137.2% above the typical sold price in the postcode. At 124 m² the property is well over the postcode median (80 m² across 5 EPCs), placing it in the larger end of the local stock. A recent sale: £250,000 in March 2025. One planning record on file: an extension approved in 2023. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 85 Leigh Road
The true value, the hidden risks and the full sale history, in one report.
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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 2)
Aug 2022
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 August 2032
Property Improvements
Changes detected from historical EPC data
Aug 2022from Aug 2022
Hot Water
PoorGood
Hot water efficiency improved
Planning history
Applications and permits filed against 85 Leigh Road, Hindley Green, Wigan, WN2 4XF, sourced from the PlanIt planning register.
1 application on record at 85 Leigh Road, Hindley Green, Wigan, WN2 4XF
1decisions1extensions13documents3nearby
- Mar 2023ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Change of use of habitable annexe accommodation into a self-contained bungalow with extension at rear. Erection of single storey rear extension to main dwellinghouse and replace existing rear lean-to and parapet roof with a double pitch roof, together with a replacement detached garage and new parking spaces
- Documents
- 13 docs on file
- Reference
- A/23/94941/FULL
Unlock 85 Leigh Road, Hindley Green, Wigan, WN2 4XF'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 1 application on this property in full, plus 3 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Leigh Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
85 Leigh Road outperforms the street on floor area by a wide margin.
EPC Rating
67 (D)
Street avg 53 (E)
Floor Area
124 m²
Street avg 88 m²
CO₂ Emissions
4.9 t/year
Street avg 6.1 t/year
Habitable Rooms
6 rooms
Street avg 4 rooms
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
0.1 km
Halesfield — bus stop.
Closest school
0.4 km
Hindley Green Community Primary School. 23 schools nearby.
Nearest schools
- Hindley Green Community Primary SchoolPrimary437m
- St John's Church of England Primary School, Hindley GreenPrimary607m
- Sacred Heart Catholic Primary School, Hindley GreenPrimary752m
- The Westleigh SchoolSecondary1.2km
Nearest stops
- HalesfieldBus stop76m
- Thomas StreetBus stop302m
- St John's ChurchBus stop379m
- Organ StreetBus stop394m
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 4XF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.7dB
Night-time· 23:00 – 07:00
40.0dB
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 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 £885 · 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 Ashley Road, Hindley Green
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2 bed1 bath
£211k
1 Brecon Drive, Hindley Green
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£191k
1 Beechfield Avenue, Hindley Green
WN2 4QG
3 bed1 bath
£191k
1 Blair Avenue, Hindley Green
WN2 4HQ
£187k
1 Athol Crescent, Hindley Green
WN2 4HE
£177k
1 Ashbourne Avenue, Hindley
WN2 4JQ
3 bed1 bath
£177k
1 Baxters Row, Hindley Green
WN2 4UD
2 bed1 bath
£170k
1 Bedford Gardens, Hindley
WN2 4JT
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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 85 Leigh Road is modelled from its 124 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WN2 4XF. 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 85 Leigh Road. 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 85 Leigh Road was lodged in August 2022 at band D and is valid until August 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 85 Leigh Road. 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 23 schools and 30 stops listed are measured in a straight line from WN2 4XF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85 Leigh Road is in council tax band A. 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 85 Leigh Road, Hindley Green, Wigan, WN2 4XF. Each answer is also embedded as structured data for search engines.
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