Model valuation£417,0008 Busby Close
Local market context
10 Lee Lane, Abram, Wigan, WN2 5QU
Extendable
Estimated value
£165,000
- Since the 2019 sale (£86,000)+92%
- Against WN2 5QU's recent median (£218,000)-24%
Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
93 m²
1001 sq ft
Energy rating
E
Score 40
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
£165,000
- Against its 2019 sale (£86,000)+92%
- Against WN2 5QU's recent median (£218,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Lee Lane is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 5QU. 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
93 m² from the EPC lodged in November 2018
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in WN2 5QU
5 sales, median £218,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | 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.
10 Lee Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 February 2019Most recent
£86,000
Median price across the last 5 sales in WN2 5QU: £218,000 (2023–2021).
What this page doesn't show
2 potential issues have already been flagged for 10 Lee Lane, Abram, Wigan, WN2 5QU. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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
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About 10 Lee Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Lee Lane is a three-bedroom semi-detached house in Abram, Wigan, Wigan (WN2 5QU). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (November 2018) shows an E (score 40), well below the UK norm with real room to improve. Earlier certificates rated it D (February 2014); the latest reading is one band lower. Between certificates, wall efficiency went from Poor to Average and lighting went from Good to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity. Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £165,000 sits 91.9% above the 2019 sale of £86,000. On a £-per-square-foot basis, the last sale (£86/sq ft) was about 19.9% below the postcode norm. Last sale on file: £86,000 in February 2019.
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
- Dining roomYes
Outside
- Private gardenSouth-facing
- DrivewayYes
- LandYes
- Corner plotYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 10 Lee Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
10 Lee Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Nov 2018
EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
9.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 November 2028
Property Improvements
Changes detected from historical EPC data
Nov 2018from Feb 2014
EPC improved fromD65toE40
Heating System
Gas BoilerStorage Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullManual
Heating controls changed
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
50%89%
More low energy lighting installed
Planning history
Applications and permits filed against 10 Lee Lane, Abram, Wigan, WN2 5QU, sourced from the PlanIt planning register.
10 Lee Lane has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Lee Lane homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 10 Lee Lane runs well behind the street norm.
Price per m²
£925
Street avg £1,408
Floor Area
93 m²
Street avg 82 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
9.0 t/year
Street avg 3.6 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
Alexandra Street — bus stop.
Closest school
0.3 km
St John's Church of England Primary School, Abram. 11 schools nearby.
Nearest schools
- St John's Church of England Primary School, AbramPrimary288m
- Holy Family Catholic AcademyPrimary706m
- Platt Bridge Community SchoolPrimary1.1km
- St Mary's CofE Primary SchoolPrimary1.4km
Nearest stops
- Alexandra StreetBus stop206m
- Lee LaneBus stop210m
- Abram Council OfficesBus stop383m
- Watson DepotBus stop388m
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 5QU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.2dB
Night-time· 23:00 – 07:00
41.3dB
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
Early 20th centurySemi-Detached HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£140k
1 Croal Avenue, Platt Bridge
WN2 5EY
3 bed
£200k
1 Byron Close, Abram
WN2 5PY
3 bed
£219k
1 Ansford Avenue, Abram
WN2 5PQ
3 bed2 bath
£284k
1 Crabtree Cottages, Lee Lane, Abram
WN2 5QS
3 bed1 bath
£150k
1 Ashwood Avenue, Abram
WN2 5YE
4 bed
£184k
1 Beech Grove, Abram
WN2 5YG
2 bed1 bath
£280k
1 Coverdale Close, Platt Bridge
WN2 5EN
4 bed
£165k
1 Brown Street, Bickershaw
WN2 5TT
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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 10 Lee Lane is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN2 5QU. 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 10 Lee 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 10 Lee Lane was lodged in November 2018 at band E and is valid until November 2028. 2 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 10 Lee 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 10 months, which places each incident at an approximate point. The 11 schools and 30 stops listed are measured in a straight line from WN2 5QU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Lee Lane 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 10 Lee Lane, Abram, Wigan, WN2 5QU. Each answer is also embedded as structured data for search engines.
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- Every home in WN2 5QUSold prices, values and energy ratings for the postcode
- WN 2 property marketPrices, postcodes, schools and transport across the district
- 10 Lee Lane, Abram, Wigan valuationHow the estimate is built and what moves it
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