Model valuation£417,0008 Busby Close
Local market context
264 City Road, Wigan, WN5 0BJ
1 planning record
Estimated value
£136,000
- Since the 1998 sale (£32,000)+325%
- Against WN5 0BJ's recent median (£120,000)+13%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
85 m²
915 sq ft
Energy rating
C
Score 72
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
£136,000
- Against its 1998 sale (£32,000)+325%
- Against WN5 0BJ's recent median (£120,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 264 City Road is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN5 0BJ. 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
85 m² from the EPC lodged in July 2025
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in WN5 0BJ
5 sales, median £120,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
264 City Road's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
28 May 1998Most recent
£32,000
Median price across the last 5 sales in WN5 0BJ: £120,000 (2024–2021).
What this page doesn't show
2 potential issues have already been flagged for 264 City Road, Wigan, WN5 0BJ. 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 264 City Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
264 City Road is a mid-terrace house in Wigan (WN5 0BJ). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (July 2025) shows a C (score 72). When first surveyed in May 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good; while window efficiency dropped from Average to Poor.
Held since May 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £136,000 sits 325% above the 1998 sale of £32,000. On a £-per-square-foot basis, the last sale (£35/sq ft) was about 62.1% below the postcode norm. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. At 85 m² it's 22.3% larger than the typical home in the postcode (70 m² median across 8 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs).
Before you decide
Everything you need to know about 264 City 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(1 of 2)
Jul 2025
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 July 2035
Property Improvements
Changes detected from historical EPC data
Jul 2025from May 2014
EPC improved fromD62toC72
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
56%100%
More low energy lighting installed
Planning history
Applications and permits filed against 264 City Road, Wigan, WN5 0BJ, sourced from the PlanIt planning register.
Council records include a two-storey rear extension at 264 City Road.
1 application on record at 264 City Road, Wigan, WN5 0BJ
1decisions1extensions8documents9nearby
- Dec 2015ExtensionFullOutcome in report
Extension: Two storey · Rear of property
To extend dwellinghouse two storey to rear
- Documents
- 8 docs on file
- Reference
- A/15/81649/HH
Unlock 264 City Road, Wigan, WN5 0BJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other City Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 264 City Road lags the street by a wide margin.
Price per m²
£376
Street avg £1,339
Floor Area
85 m²
Street avg 72 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.2 t/year
Street avg 3.4 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.
Crime
22/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Peter Street — bus stop.
Closest school
0.8 km
Dean Trust Wigan. 27 schools nearby.
Nearest schools
- Dean Trust WiganSecondary765m
- Marsh Green Primary SchoolPrimary771m
- Westfield Community SchoolPrimary776m
- Orrell Lamberhead Green AcademyPrimary787m
Nearest stops
- Peter StreetBus stop50m
- Smith AvenueBus stop198m
- Selkirk GroveBus stop220m
- Peter StreetBus stop224m
Most reported crime locally
- Violence & Sexual Offences106 reports40%
- Public Order30 reports11%
- Criminal Damage & Arson23 reports9%
- Anti-social Behaviour21 reports8%
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 WN5 0BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
40.8dB
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 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, 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.
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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 264 City Road is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in WN5 0BJ. 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 264 City 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 264 City Road was lodged in July 2025 at band C and is valid until July 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 264 City 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 12 months, which places each incident at an approximate point. The 27 schools and 30 stops listed are measured in a straight line from WN5 0BJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 264 City 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 264 City Road, Wigan, WN5 0BJ. Each answer is also embedded as structured data for search engines.
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- Every home in WN5 0BJSold prices, values and energy ratings for the postcode
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- 264 City Road, Wigan valuationHow the estimate is built and what moves it
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