Model valuation£417,0008 Busby Close
Local market context
25 Cemetery Road, Ince, Wigan, WN3 4NL
Estimated value
£122,000
- Since the 2003 sale (£33,000)+270%
- Against WN3 4NL's recent median (£70,000)+74%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
76 m²
818 sq ft
Energy rating
C
Score 75
Council tax
Band A
Tenure
Private 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
£122,000
- Against its 2003 sale (£33,000)+270%
- Against WN3 4NL's recent median (£70,000)+74%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Cemetery Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN3 4NL. 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
76 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in WN3 4NL
5 sales, median £70,000 (2026–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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.
25 Cemetery Road's estimated value is more than triple its earliest registered sale price (2003).
Sales timeline
13 July 2003Most recent
£33,000
Median price across the last 5 sales in WN3 4NL: £70,000 (2026–2007).
Nearby sales in WN3 4NL
What this page doesn't show
2 potential issues have already been flagged for 25 Cemetery Road, Ince, Wigan, WN3 4NL. 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 25 Cemetery Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Cemetery Road is a mid-terrace house in Ince, Wigan, Wigan (WN3 4NL). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (June 2020) shows a C (score 75), near the top of the C band. The recommended improvements would push it to B (score 89).
Untraded for 23 years, with the last transfer in July 2003. Today's modelled estimate of £122,000 sits 269.7% above the 2003 sale of £33,000. On a £-per-square-foot basis, the last sale (£40/sq ft) was about 28.5% below the postcode norm.
Before you decide
Everything you need to know about 25 Cemetery Road
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
Jun 2020EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 12 June 2030
Planning history
Applications and permits filed against 25 Cemetery Road, Ince, Wigan, WN3 4NL, sourced from the PlanIt planning register.
25 Cemetery Road has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cemetery Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 25 Cemetery Road runs well behind the street norm.
Price per m²
£434
Street avg £720
Floor Area
76 m²
Street avg 89 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 4.3 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.
Rail-style transport is unusually close for this postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Cemetery Road — bus stop.
Closest school
0.8 km
Britannia Bridge Primary School. 26 schools nearby.
Nearest schools
- Britannia Bridge Primary SchoolPrimary759m
- St William's Catholic Primary SchoolPrimary1.3km
- St Mary's CofE Primary SchoolPrimary1.4km
- Ince CofE Primary SchoolPrimary1.4km
Nearest stops
- Cemetery RoadBus stop131m
- Henry StreetBus stop246m
- Westwood LaneBus stop343m
- Warrington RoadBus stop386m
Most reported crime locally
- Violence & Sexual Offences4 reports80%
- Anti-social Behaviour1 reports20%
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 WN3 4NL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.9dB
Night-time· 23:00 – 07:00
39.4dB
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-eraMid-Terrace HouseEPC CPre-1919 build
Because the property was built before 1919, 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.
Property research, connected
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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 25 Cemetery Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN3 4NL. 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 25 Cemetery 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 25 Cemetery Road was lodged in June 2020 at band C and is valid until June 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 25 Cemetery 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 4 months, which places each incident at an approximate point. The 26 schools and 30 stops listed are measured in a straight line from WN3 4NL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Cemetery 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 25 Cemetery Road, Ince, Wigan, WN3 4NL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in WN3 4NLSold prices, values and energy ratings for the postcode
- WN 3 property marketPrices, postcodes, schools and transport across the district
- 25 Cemetery Road, Ince, Wigan valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales