Model valuation£417,0008 Busby Close
Local market context
32 Langdale Crescent, Abram, Wigan, WN2 5RF
Estimated value
£114,000
- Against WN2 5RF's recent median (£50,000)+128%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
3
From EPC
Floor area
60 m²
646 sq ft
Energy rating
C
Score 73
Council tax
Band A
Tenure
Social Rental
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
£114,000
- Against WN2 5RF's recent median (£50,000)+128%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32 Langdale Crescent is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WN2 5RF. 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
60 m² from the EPC lodged in September 2022
Sales of this home
No sale recorded since 1995
Recent sales in WN2 5RF
5 sales, median £50,000 (2025–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
32 Langdale Crescent has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in WN2 5RF: £50,000 (2025–2015).
Nearby sales in WN2 5RF
16 Langdale Crescent, Abram, Wigan, WN2 5RF
Sold Dec 2025
£50,0009 Langdale Crescent, Abram, Wigan, WN2 5RF
Sold Dec 2019
£48,5001 Langdale Crescent, Abram, Wigan, WN2 5RF
Sold Oct 2018
£100,00030 Langdale Crescent, Abram, Wigan, WN2 5RF
Sold Aug 2000
£10,00042 Langdale Crescent, Abram, Wigan, WN2 5RF
Sold Aug 1997
£34,500
What this page doesn't show
2 potential issues have already been flagged for 32 Langdale Crescent, Abram, Wigan, WN2 5RF. 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 32 Langdale Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 Langdale Crescent is a semi-detached house in Abram, Wigan, Wigan (WN2 5RF). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (September 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since July 2009. Between certificates, roof efficiency went from Good to Very Good; while wall efficiency dropped from Good to Average and lighting dropped from Very Good to Poor.
Before you decide
Everything you need to know about 32 Langdale Crescent
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.
Current Certificate(1 of 2)
Sept 2022
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 25 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Jul 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
100%22%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 32 Langdale Crescent, Abram, Wigan, WN2 5RF, sourced from the PlanIt planning register.
32 Langdale Crescent 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 Langdale Crescent homes
Four headline reads against 23 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 32 Langdale Crescent runs well behind the street norm.
EPC Rating
73 (C)
Street avg 73 (C)
Floor Area
60 m²
Street avg 56 m²
CO₂ Emissions
2.1 t/year
Street avg 1.9 t/year
Habitable Rooms
3 rooms
Street avg 3 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
0.2 km
Alexandra Street — bus stop.
Closest school
0.5 km
St John's Church of England Primary School, Abram. 9 schools nearby.
Nearest schools
- St John's Church of England Primary School, AbramPrimary513m
- Holy Family Catholic AcademyPrimary864m
- Platt Bridge Community SchoolPrimary1.3km
- St Mary's CofE Primary SchoolPrimary1.6km
Nearest stops
- Alexandra StreetBus stop154m
- Abram Council OfficesBus stop158m
- Lee LaneBus stop340m
- Grimshaw ParkBus stop376m
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 5RF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Night-time· 23:00 – 07:00
39.3dB
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
Early 20th century1st Floor MaisonetteEPC C
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.
£116k
1 Brecon Close, Platt Bridge
WN2 5NA
£110k
1 Crystal Close, Platt Bridge
WN2 5BT
£124k
1 Bank Street, Platt Bridge
WN2 5BW
£125k
1 Aspinall Street, Platt Bridge
WN2 5NR
£135k
1 Bickershaw Lane, Abram
WN2 5PL
£138k
1 Beech Tree Houses, Bamfurlong
WN2 5LB
£140k
1 Croal Avenue, Platt Bridge
WN2 5EY
3 bed
£140k
1 Crown Wood Court, Bamfurlong
WN2 5LY
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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 32 Langdale Crescent is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in WN2 5RF. 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. No sale is recorded for 32 Langdale Crescent, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 32 Langdale Crescent was lodged in September 2022 at band C and is valid until September 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. None is matched to 32 Langdale Crescent. 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 9 schools and 30 stops listed are measured in a straight line from WN2 5RF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 32 Langdale Crescent 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 32 Langdale Crescent, Abram, Wigan, WN2 5RF. Each answer is also embedded as structured data for search engines.
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- Every home in WN2 5RFSold prices, values and energy ratings for the postcode
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- 32 Langdale Crescent, Abram, Wigan valuationHow the estimate is built and what moves it
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