Model valuation£417,0008 Busby Close
Local market context
21a, Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Property type
Mid terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
75 m²
807 sq ft
Energy rating
E
Score 52
Council tax
Band A
Tenure
Private Rental
About 21a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21a is a mid-terrace house in Ashton-In-Makerfield, Wigan, Wigan (WN4 9AR). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (July 2025) shows an E (score 52), well below the UK norm with real room to improve. When first surveyed in August 2022 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Very Good and roof efficiency went from Good to Very Good; while window efficiency dropped from Average to Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity. At 75 m² this is the 4th smallest of 10 units on EPC record in the building, where floor areas span 43–107 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 80).
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 21a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyEnvironmental risk flagged
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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.
21a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Jul 2025
EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
1.1 t/year
Occupancy
Rented
Certificate validity
Valid until 24 July 2035
Property Improvements
Changes detected from historical EPC data
Jul 2025from Aug 2022
EPC improved fromF26toE52
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Walls
Very PoorVery Good
Wall insulation improved
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
80%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 21a, Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR, sourced from the PlanIt planning register.
21a has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
21a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£116,000
Modelled from EPC, postcode comparables.
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 WN4 9AR: £60,000 (2023–2016).
Nearby sales in WN4 9AR
13 Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Sold Mar 2023
£70,00025 Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Sold Feb 2017
£140,00039 Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Sold Mar 2016
£60,00041 Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Sold Mar 2016
£60,00043 Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR
Sold Mar 2016
£60,000
Versus other Wigan Road homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
21a is notably below the street on epc rating.
EPC Rating
52 (E)
Street avg 62 (D)
Floor Area
75 m²
Street avg 61 m²
CO₂ Emissions
1.1 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£114k
1 Bevington Street, Ashton In Makerfield
WN4 9UW
£130k
1 Alton Close, Ashton In Makerfield
WN4 9TX
£132k
1 Cansfield Grove, Ashton In Makerfield
WN4 9SE
2 bed
£137k
1 Adamson Street, Ashton In Makerfield
WN4 9PZ
3 bed
£149k
1 Bamburgh Place, Ashton In Makerfield
WN4 9XE
£149k
1 Chatsworth Close, Ashton In Makerfield
WN4 9UT
£152k
1 Bedford Place, Ashton In Makerfield
WN4 9XF
£153k
1 C Court, Ashton In Makerfield
WN4 9EA
2 bed1 bath
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.
Crime
17/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Ashton View — bus stop.
Closest school
0.2 km
St Oswald's Catholic Primary School. 14 schools nearby.
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 WN4 9AR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 21a, Wigan Road, Ashton In Makerfield, Wigan, WN4 9AR. Each answer is also embedded as structured data for search engines.