Model valuation£417,0008 Busby Close
Local market context
22 Westfield Road, Tockwith, York, YO26 7PY
4 sales on record
Estimated value
£235,000
- Since the 2025 sale (£234,000)0%
- Against YO26 7PY's recent median (£320,000)-27%
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
End terrace
Bedrooms
2
Bathroom
1
Floor area
58 m²
624 sq ft
Energy rating
D
Score 62
Council tax
Band B
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
£235,000
- Against its 2025 sale (£234,000)0%
- Against YO26 7PY's recent median (£320,000)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Westfield Road is modelled from its 58 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in YO26 7PY. 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
58 m² from the EPC lodged in January 2024
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in YO26 7PY
5 sales, median £320,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Sale price has at least doubled since 2002.
Sales timeline
30 July 2025Most recent
£234,000
+6.4%over 3 years28 February 2022
£220,000
+25.7%over 6 years8 October 2015
£175,000
+98.1%over 13 years22 March 2002
£88,340
Median price across the last 5 sales in YO26 7PY: £320,000 (2025–2023).
Nearby sales in YO26 7PY
40 Westfield Road, Tockwith, York, YO26 7PY
Sold Feb 2025
£775,25035 Westfield Road, Tockwith, York, YO26 7PY
Sold Jul 2024
£320,00031 Westfield Road, Tockwith, York, YO26 7PY
Sold Nov 2023
£305,00041 Westfield Road, Tockwith, York, YO26 7PY
Sold Nov 2023
£850,00025 Westfield Road, Tockwith, York, YO26 7PY
Sold Nov 2023
£237,000
What this page doesn't show
1 potential issue has already been flagged for 22 Westfield Road, Tockwith, York, YO26 7PY. 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
One time fee only - money back guarantee
About 22 Westfield Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Westfield Road is a two-bedroom end-of-terrace house in Tockwith, York, York (YO26 7PY). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (January 2024) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in December 2014 the rating was F, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Poor to Good and lighting went from Poor to Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 87), a 2-band jump. Period features are noted in the property record.
Most recent transfer was July 2025 at £234,000 — fresh data. Across the public record there are 4 sales, relatively high churn for a single property. At 58 m² it sits well below the postcode median (110 m² across 42 EPCs), making it one of the more compact homes locally. Across 2002–2025, sale prices on this property compounded at 4.3% per year. On a £-per-square-foot basis, the last sale (£375/sq ft) was about 86.7% 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
Outside
- Private gardenSouth-west-facing
Building
- Period featuresYes
Before you decide
Everything you need to know about 22 Westfield Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jan 2024
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 January 2034
Property Improvements
Changes detected from historical EPC data
Aug 2021from Dec 2014
EPC improved fromF38toE39
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
20%58%
More low energy lighting installed
Jan 2024from Aug 2021
EPC improved fromE39toD62
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 22 Westfield Road, Tockwith, York, YO26 7PY, sourced from the PlanIt planning register.
22 Westfield Road has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Westfield Road homes
Four headline reads against 42 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 22 Westfield Road lags the street by a wide margin.
Price per m²
£4,034
Street avg £2,926
Floor Area
58 m²
Street avg 129 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
3.2 t/year
Street avg 6.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
159/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The Lodge — bus stop.
Closest school
0.3 km
Tockwith Church of England Primary Academy. 1 school nearby.
Nearest schools
- Tockwith Church of England Primary AcademyPrimary314m
Nearest stops
- The LodgeBus stop134m
- Spotted OxBus stop174m
- Southfield LaneBus stop223m
- South Field LaneBus stop230m
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 7PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.3dB
Night-time· 23:00 – 07:00
36.2dB
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-eraEnd-Terrace HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£306k
1 Cowstail Lane, Tockwith
YO26 7SD
3 bed2 bath
£375k
1 Fairfax Crescent, Tockwith
YO26 7QX
3 bed
£396k
1 Grange Cottages, Tockwith Road, Long Marston
YO26 7PL
3 bed
£237k
1 Cromwell Terrace, Hutton Wandesley
YO26 7LT
£267k
1 Manor Cottage, Cromwell Terrace, Hutton Wandesley
YO26 7LU
£198k
1 Bungalow, Butt Hedge, Long Marston
YO26 7LW
£580k
1 2, Springfield Terrace, Tockwith
YO26 7QB
4 bed2 bath
£185k
1 Butt Hedge, Long Marston
YO26 7LW
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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 22 Westfield Road is modelled from its 58 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in YO26 7PY. 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. 4 sales are recorded for 22 Westfield 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 22 Westfield Road was lodged in January 2024 at band D and is valid until January 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Westfield 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 1 school and 22 stops listed are measured in a straight line from YO26 7PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Westfield Road is in council tax band B. 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 22 Westfield Road, Tockwith, York, YO26 7PY. Each answer is also embedded as structured data for search engines.
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- Every home in YO26 7PYSold prices, values and energy ratings for the postcode
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- 22 Westfield Road, Tockwith, York valuationHow the estimate is built and what moves it
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