Model valuation£417,0008 Busby Close
Local market context
13 Beech Grove, Abram, Wigan, WN2 5YG
Extendable5 sales on record
Estimated value
£146,000
- Since the 2025 sale (£125,000)+17%
- Against WN2 5YG's recent median (£105,000)+39%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
64 m²
689 sq ft
Energy rating
D
Score 64
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
£146,000
- Against its 2025 sale (£125,000)+17%
- Against WN2 5YG's recent median (£105,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Beech Grove is modelled from its 64 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WN2 5YG. 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
64 m² from the EPC lodged in July 2020
Sales of this home
5 sales recorded, the latest in 2025
Recent sales in WN2 5YG
5 sales, median £105,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 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.
13 Beech Grove has changed hands more often than typical for the area.
Sales timeline
27 March 2025Most recent
£125,000
+34.2%over 4 years20 November 2020
£93,111
+3.5%over 12 years28 August 2008
£89,950
-6.3%24 April 2008
£96,000
+21.5%over 2 years6 April 2006
£79,000
Median price across the last 5 sales in WN2 5YG: £105,000 (2025–2021).
Nearby sales in WN2 5YG
What this page doesn't show
2 potential issues have already been flagged for 13 Beech Grove, Abram, Wigan, WN2 5YG. 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 13 Beech Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Beech Grove is a two-bedroom end-of-terrace house in Abram, Wigan, Wigan (WN2 5YG). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1967-1975 and council tax band A. The latest certificate (July 2020) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
It changed hands recently, sold March 2025 for £125,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 2006–2025, sale prices on this property compounded at 2.4% per year. Today's modelled estimate of £146,000 is 16.8% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 101.6% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff road
- Cul-de-sacYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 13 Beech Grove
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.
Current Certificate
Jul 2020EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 July 2030
Planning history
Applications and permits filed against 13 Beech Grove, Abram, Wigan, WN2 5YG, sourced from the PlanIt planning register.
13 Beech Grove 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 Beech Grove homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Beech Grove outperforms the street on price per m² by a wide margin.
Price per m²
£1,953
Street avg £1,209
Floor Area
64 m²
Street avg 68 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 2.9 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
0.5 km
Park Lane — bus stop.
Closest school
1.1 km
St John's Church of England Primary School, Abram. 7 schools nearby.
Nearest schools
- St John's Church of England Primary School, AbramPrimary1.1km
- Holy Family Catholic AcademyPrimary1.6km
- Bickershaw CofE Primary SchoolPrimary1.8km
- Platt Bridge Community SchoolPrimary1.9km
Nearest stops
- Park LaneBus stop456m
- Grimshaw ParkBus stop472m
- Dover LockBus stop535m
- Abram Council OfficesBus stop566m
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 5YG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
Night-time· 23:00 – 07:00
37.5dB
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 2 HomeBuyer Report
Late 20th centuryEnd-Terrace 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.
From £495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£184k
1 Beech Grove, Abram
WN2 5YG
2 bed1 bath
£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
£150k
1 Ashwood Avenue, Abram
WN2 5YE
4 bed
£284k
1 Crabtree Cottages, Lee Lane, Abram
WN2 5QS
3 bed1 bath
£140k
1 Crown Wood Court, Bamfurlong
WN2 5LY
£138k
1 Beech Tree Houses, Bamfurlong
WN2 5LB
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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 13 Beech Grove is modelled from its 64 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in WN2 5YG. 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 13 Beech Grove. 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 13 Beech Grove was lodged in July 2020 at band D and is valid until July 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Beech Grove. 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 7 schools and 30 stops listed are measured in a straight line from WN2 5YG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Beech Grove 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 13 Beech Grove, Abram, Wigan, WN2 5YG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WN2 5YGSold prices, values and energy ratings for the postcode
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- 13 Beech Grove, Abram, Wigan valuationHow the estimate is built and what moves it
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