Model valuation£417,0008 Busby Close
Local market context
52 Lee Lane, Abram, Wigan, WN2 5QU
5 sales on record
Estimated value
£198,000
- Since the 2023 sale (£165,000)+20%
- Against WN2 5QU's recent median (£218,000)-9%
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
71 m²
764 sq ft
Energy rating
D
Score 65
Council tax
Band B
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
£198,000
- Against its 2023 sale (£165,000)+20%
- Against WN2 5QU's recent median (£218,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Lee Lane is modelled from its 71 m² EPC floor area, its 5 recorded sales 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
71 m² from the EPC lodged in September 2015
Sales of this home
5 sales recorded, the latest in 2023
Recent sales in WN2 5QU
5 sales, median £218,000 (2022–2021)
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.
52 Lee Lane has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
1 November 2023Most recent
£165,000
+29.4%over 3 years30 April 2020
£127,500
+70.0%over 11 years18 December 2008
£75,000
-40.0%over 1 year30 November 2007
£125,000
+115.5%over 9 years25 June 1998
£57,995
Median price across the last 5 sales in WN2 5QU: £218,000 (2022–2021).
What this page doesn't show
2 potential issues have already been flagged for 52 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
One time fee only - money back guarantee
About 52 Lee Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 Lee Lane is a three-bedroom semi-detached house in Abram, Wigan, Wigan (WN2 5QU). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1996-2002 and council tax band B. The latest certificate (September 2015) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2008); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Average; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from September 2015, so improvements made since then won't be reflected.
Across 1998–2023, sale prices on this property compounded at 4.2% per year. Today's modelled estimate of £198,000 is 20% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£216/sq ft) was about 117.5% above the typical sold price in the postcode. At 71 m² it's 15.5% smaller than the typical home in the postcode (84 m² median across 32 EPCs). Most recent transfer: November 2023 at £165,000.
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 gardenYes
- ParkingOff road
Building
- RefurbishedYes
Before you decide
Everything you need to know about 52 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Sept 2025
Current Certificate(1 of 2)
Sept 2015
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 September 2025
Property Improvements
Changes detected from historical EPC data
Sept 2015from Oct 2008
EPC improved fromC76toD65
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
0%25%
More low energy lighting installed
Planning history
Applications and permits filed against 52 Lee Lane, Abram, Wigan, WN2 5QU, sourced from the PlanIt planning register.
52 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 price per m², 52 Lee Lane stands well clear of the street.
Price per m²
£2,324
Street avg £1,350
Floor Area
71 m²
Street avg 82 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.8 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 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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.
£200k
1 Byron Close, Abram
WN2 5PY
3 bed
£219k
1 Ansford Avenue, Abram
WN2 5PQ
3 bed2 bath
£140k
1 Croal Avenue, Platt Bridge
WN2 5EY
3 bed
£284k
1 Crabtree Cottages, Lee Lane, Abram
WN2 5QS
3 bed1 bath
£184k
1 Beech Grove, Abram
WN2 5YG
2 bed1 bath
£150k
1 Ashwood Avenue, Abram
WN2 5YE
4 bed
£280k
1 Coverdale Close, Platt Bridge
WN2 5EN
4 bed
£180k
1 Brampton Close, Platt Bridge
WN2 5HS
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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 52 Lee Lane is modelled from its 71 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 52 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 52 Lee Lane was lodged in September 2015 at band D and expired in September 2025, so a new one is needed to sell or let. 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 52 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
- 52 Lee Lane is in council tax band B. 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 52 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
- 52 Lee Lane, Abram, Wigan valuationHow the estimate is built and what moves it
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