What type of property is Willow Tree House, Church Lane, YO32 2QL?

Willow Tree House, Church Lane, YO32 2QL is a 4-bedroom detached house.

When did Willow Tree House, Church Lane, YO32 2QL last change hands?

Willow Tree House, Church Lane, YO32 2QL last sold for £440,000 in June 2017, around 9 years ago. Land Registry has 5 sales on record going back to £103,000 in June 1997. Source: HM Land Registry.

How has the value of Willow Tree House, Church Lane, YO32 2QL changed over time?

Across 5 sales between June 1997 and June 2017, Willow Tree House, Church Lane, YO32 2QL rose from £103,000 to £440,000, a change of £337,000. That works out to roughly +7.5% per year compounded over 20 years. Source: HM Land Registry.

What energy rating does Willow Tree House, Church Lane, YO32 2QL have?

The current EPC rating for Willow Tree House, Church Lane, YO32 2QL is C with a score of 79 out of 100, lodged in August 2013. It has dropped from a B recorded in January 2010. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of Willow Tree House, Church Lane, YO32 2QL?

Willow Tree House, Church Lane, YO32 2QL has a recorded floor area of 161 m² (1,733 sq ft), around 40 m² per bedroom. That makes it about 33% larger than the median EPC-recorded property in YO32 2QL. Source: EPC Register.

How is Willow Tree House, Church Lane, YO32 2QL heated?

The latest EPC at Willow Tree House, Church Lane, YO32 2QL records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is Willow Tree House, Church Lane, YO32 2QL?

Willow Tree House, Church Lane, YO32 2QL is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Where is Willow Tree House, Church Lane, YO32 2QL located?

Willow Tree House, Church Lane, YO32 2QL sits in Wigginton, York, York. It falls within the YO32 postcode district.

How safe is the area around Willow Tree House, Church Lane, YO32 2QL?

Police records around Willow Tree House, Church Lane, YO32 2QL show an average of 132 reported crimes per month over the last 12 months. Violent crime makes up roughly 32% of reports, the most common category. The overall trend is falling (17% versus the prior period). Source: Police UK.

Which schools serve Willow Tree House, Church Lane, YO32 2QL?

The closest primary school to Willow Tree House, Church Lane, YO32 2QL is Wigginton Primary School (249m), one of 3 primaries within walking distance. The closest secondary is Joseph Rowntree School (2.5km).

What is the nearest station to Willow Tree House, Church Lane, YO32 2QL?

The closest bus stop to Willow Tree House, Church Lane, YO32 2QL is Black Horse, 131m away. In total there are 30 bus stops within the surrounding area.

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Willow Tree House, Church Lane, Wigginton, York, YO32 2QL

5 sales on record

Estimated value

£621,000

Since the 2017 sale (£440,000)+41%
Against YO32 2QL's recent median (£420,000)+48%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Detached

Bedrooms

Bathrooms

Floor area

161 m²

1733 sq ft

Energy rating

Score 79

Council tax

Band F

Tenure

Owner Occupied

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Valuation

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

£621,000

Against its 2017 sale (£440,000)+41%
Against YO32 2QL's recent median (£420,000)+48%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow Tree House is modelled from its 161 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in YO32 2QL. 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
161 m² from the EPC lodged in August 2013
Sales of this home
5 sales recorded, the latest in 2017
Recent sales in YO32 2QL
5 sales, median £420,000 (2026–2019)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: May 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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Willow Tree House has more than quadrupled in price since its earliest registered sale in 1997.

Sales timeline

8 June 2017Most recent
£440,000
+144.4%over 8 years
21 August 2008
£180,000
-62.5%over 1 year
31 July 2007
£480,000
+22.4%over 2 years
12 August 2004
£392,000
+280.6%over 7 years
3 June 1997
£103,000

Median price across the last 5 sales in YO32 2QL: £420,000 (2026–2019).

Nearby sales in YO32 2QL

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow Tree House, Church Lane, Wigginton, York, YO32 2QL. 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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Overview

About Willow Tree House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Willow Tree House is a four-bedroom detached house in Wigginton, York, York (YO32 2QL). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 2007 onwards and council tax band F. The latest certificate (August 2013) shows a C (score 79), near the top of the C band. Earlier certificates rated it B (January 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Good to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 87). The latest certificate is from August 2013, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe.

Last sold in June 2017, so it's been off the market for around 9 years. Across the public record there are 5 sales, relatively high churn for a single property. At 161 m² it's 16.2% larger than the typical home in the postcode (139 m² median across 4 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Across 1997–2017, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £621,000 is 41.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£254/sq ft) was about 16.2% below the postcode norm.

Specifications

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

Bedrooms4
Bathrooms3
EnsuiteYes

Outside

Private gardenYes
GarageYes

Building

RefurbishedYes

Before you decide

Everything you need to know about Willow Tree House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Willow Tree House'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 21 Aug 2023

Current Certificate(1 of 3)

Aug 2013

EPC Rating

C79

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

3.4 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 21 August 2023

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Dec 2011from Jan 2010

EPC improved fromB81toC79

Heating Controls

Full ControlFull

Heating controls changed

Hot Water

Very GoodGood

Hot water efficiency decreased

Wall Insulation

Partial InsulationInsulated Cavity

Wall insulation upgraded

Roof Insulation

InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Aug 2013from Dec 2011

Heating Controls

FullProg + Stat

Heating controls changed

Roof

GoodVery Good

Roof insulation improved

Low Energy Lighting

100%25%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against Willow Tree House, Church Lane, Wigginton, York, YO32 2QL, sourced from the PlanIt planning register.

Willow Tree House has no planning applications on record.

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Church Lane homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Willow Tree House lags the street by a wide margin.

Price per m²

£2,733

Street avg £3,748

Strongly below

Floor Area

161 m²

Street avg 142 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.4 t/year

Street avg 6.4 t/year

Strongly above

Area

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.

Full York report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

132/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Black Horse — bus stop.

Closest school

0.2 km

Wigginton Primary School. 4 schools nearby.

Nearest schools

Wigginton Primary SchoolPrimary249m
Ralph Butterfield Primary SchoolPrimary1.0km
Headlands Primary SchoolPrimary1.1km
Joseph Rowntree SchoolSecondary2.5km

Nearest stops

Black HorseBus stop131m
Moor LaneBus stop152m
Haxby PondBus stop241m
Westfield LaneBus stop270m

Most reported crime locally

Violence & Sexual Offences513 reports32%
Anti-social Behaviour496 reports31%
Shoplifting157 reports10%
Criminal Damage & Arson112 reports7%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around YO32 2QL from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

47.0dB

Low

Night-time road noise heatmap for YO32 2QL

Night-time· 23:00 – 07:00

36.8dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

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21st centuryDetached HouseEPC C

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£458k

1 Back Lane, Wigginton

YO32 2ZH

4 bed1 bath

£405k

1 Carlton Cottages, Wigginton

YO32 2PW

4 bed

£401k

1 Burrill Drive, Wigginton

YO32 2ST

4 bed2 bath

£559k

1 Glebe Way, Haxby

YO32 2GJ

3 bed2 bath

£278k

1 Castle Close, Wigginton

YO32 2HR

4 bed

£430k

1 Broad Oak Lane, Wigginton

YO32 2SB

3 bed2 bath

£331k

1 Delamere Close, Wigginton

YO32 2QF

3 bed1 bath

£321k

1 Eton Drive, Wigginton

YO32 2YQ

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for Willow Tree House is modelled from its 161 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in YO32 2QL. 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. 5 sales are recorded for Willow Tree House. 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 Willow Tree House was lodged in August 2013 at band C and expired in August 2023, so a new one is needed to sell or let. 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 Willow Tree House. 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 4 schools and 30 stops listed are measured in a straight line from YO32 2QL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: Willow Tree House is in council tax band F. 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Tree House, Church Lane, Wigginton, York, YO32 2QL. Each answer is also embedded as structured data for search engines.

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