Model valuation£417,0008 Busby Close
Local market context
Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
1 planning record
Estimated value
£451,000
- Since the 2011 sale (£377,500)+19%
- Against YO26 6PT's recent median (£582,500)-23%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
57 m²
614 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£451,000
- Against its 2011 sale (£377,500)+19%
- Against YO26 6PT's recent median (£582,500)-23%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Two Trees is modelled from its 57 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO26 6PT. 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
57 m² from the EPC lodged in May 2011
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in YO26 6PT
5 sales, median £582,500 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Two Trees valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 December 2011Most recent
£377,500
+4.9%over 5 years22 August 2006
£360,000
Median price across the last 5 sales in YO26 6PT: £582,500 (2025–2022).
Nearby sales in YO26 6PT
Dunelm, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
Sold Oct 2025
£670,000Holly Cottage, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
Sold Sept 2025
£260,000Danby Cottage, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
Sold Sept 2024
£255,000Sils Maria, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
Sold Nov 2023
£582,500Barns Cottage, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
Sold Jun 2022
£845,800
What this page doesn't show
1 potential issue has already been flagged for Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT. The detail, evidence and what to ask about it are in the Risks 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 Two Trees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Two Trees is a detached house in Upper Poppleton, York, York (YO26 6PT). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (May 2011) shows a C (score 69), just inside the C band. The latest certificate is from May 2011, so improvements made since then won't be reflected.
At 57 m² it sits well below the postcode median (113 m² across 9 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved. Across 2006–2011, sale prices on this property compounded at 0.9% per year. Today's modelled estimate of £451,000 is 19.5% above the 2011 sale price. On a £-per-square-foot basis, the last sale (£615/sq ft) was about 100.6% above the typical sold price in the postcode. Last changed hands 15 years ago, in December 2011.
Before you decide
Everything you need to know about Two Trees
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
Two Trees's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 May 2021
Current Certificate
May 2011EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 May 2021
Planning history
Applications and permits filed against Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT, sourced from the PlanIt planning register.
Two Trees has an approved single-storey side extension on the planning record.
1 application on record at Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT
1decisions1extensions5documents5nearby
- Apr 2016ExtensionFullOutcome in report
Extension: Single storey · Side of property
Single storey side extension
- Documents
- 5 docs on file
- Reference
- 16/00288/FUL
Unlock Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT'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 5 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Black Dykes Lane homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Two Trees stands well clear of the street.
Price per m²
£6,623
Street avg £4,152
Floor Area
57 m²
Street avg 117 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
3.9 t/year
Street avg 5.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the York district page.
Rail-style transport is unusually close for this postcode.
Crime
159/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Hodgson Lane — bus stop.
Closest school
0.6 km
Poppleton Ousebank Primary School. 6 schools nearby.
Nearest schools
- Poppleton Ousebank Primary SchoolPrimary602m
- Manor Church of England AcademySecondary1.2km
- Carr Infant SchoolPrimary2.3km
- Carr Junior SchoolPrimary2.4km
Nearest stops
- Hodgson LaneBus stop149m
- The GreenBus stop159m
- Poppleton Station RoadBus stop202m
- Long Ridge Lane WestBus stop219m
Most reported crime locally
- Violence & Sexual Offences703 reports37%
- Anti-social Behaviour459 reports24%
- Criminal Damage & Arson162 reports9%
- Other Theft123 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 YO26 6PT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
42.5dB
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 centuryDetached HouseEPC C
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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.
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3 bed2 bath
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£440k
1 Church Lane, Nether Poppleton
YO26 6LB
£423k
1 Cherry Grove, Upper Poppleton
YO26 6HG
3 bed1 bath
£414k
1 Fairway Drive, Upper Poppleton
YO26 6HE
3 bed
£412k
1 Black Dykes Lane, Upper Poppleton
YO26 6PT
£407k
1 Allerton Drive, Upper Poppleton
YO26 6JH
4 bed2 bath
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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 Two Trees is modelled from its 57 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO26 6PT. 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. 2 sales are recorded for Two Trees. 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 Two Trees was lodged in May 2011 at band C and expired in May 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Two Trees. 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 6 schools and 30 stops listed are measured in a straight line from YO26 6PT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Two Trees is in council tax band E. 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 Two Trees, Black Dykes Lane, Upper Poppleton, York, YO26 6PT. Each answer is also embedded as structured data for search engines.
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