Model valuation£417,0008 Busby Close
Local market context
20 Forestgate, Haxby, York, YO32 2WT
1 planning record
Estimated value
£310,000
- Since the 2003 sale (£152,000)+104%
- Against YO32 2WT's recent median (£272,000)+14%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
77 m²
829 sq ft
Energy rating
D
Score 61
Council tax
Band C
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
£310,000
- Against its 2003 sale (£152,000)+104%
- Against YO32 2WT's recent median (£272,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Forestgate is modelled from its 77 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 2WT. 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
77 m² from the EPC lodged in April 2014
Sales of this home
2 sales recorded, the latest in 2003
Recent sales in YO32 2WT
5 sales, median £272,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 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.
20 Forestgate's estimated value is more than triple its earliest registered sale price (2001).
Sales timeline
19 June 2003Most recent
£152,000
+66.1%over 1 year24 June 2001
£91,500
Median price across the last 5 sales in YO32 2WT: £272,000 (2025–2022).
Nearby sales in YO32 2WT
What this page doesn't show
1 potential issue has already been flagged for 20 Forestgate, Haxby, York, YO32 2WT. 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 20 Forestgate
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Forestgate is a detached house in Haxby, York, York (YO32 2WT). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (April 2014) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from April 2014, so improvements made since then won't be reflected.
Untraded for 23 years, with the last transfer in June 2003. At 77 m² the property is well over the postcode median (58 m² across 28 EPCs), placing it in the larger end of the local stock. Across 2001–2003, sale prices on this property compounded at 29.1% per year. Today's modelled estimate of £310,000 sits 103.9% above the 2003 sale of £152,000. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 20 Forestgate
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Apr 2024
Current Certificate
Apr 2014EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 April 2024
Planning history
Applications and permits filed against 20 Forestgate, Haxby, York, YO32 2WT, sourced from the PlanIt planning register.
Council records include a two-storey side extension at 20 Forestgate.
1 application on record at 20 Forestgate, Haxby, York, YO32 2WT
1decisions1extensions12documents1nearby
- Dec 2015ExtensionFullOutcome in report
Extension: Two storey · Side of property
Two storey side extension and canopy to front
- Documents
- 12 docs on file
- Reference
- 15/02333/FUL
Unlock 20 Forestgate, Haxby, York, YO32 2WT'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 1 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Forestgate homes
Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 20 Forestgate runs well behind the street norm.
Price per m²
£1,974
Street avg £3,006
Floor Area
77 m²
Street avg 67 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.8 t/year
Street avg 2.7 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
132/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Oak Tree Lane Shops — bus stop.
Closest school
0.2 km
Headlands Primary School. 7 schools nearby.
Nearest schools
- Headlands Primary SchoolPrimary222m
- Wigginton Primary SchoolPrimary1.1km
- Ralph Butterfield Primary SchoolPrimary1.2km
- Joseph Rowntree SchoolSecondary1.3km
Nearest stops
- Oak Tree Lane ShopsBus stop74m
- Oak Tree LaneBus stop112m
- Old Dike LandsBus stop227m
- Wheatfield LaneBus stop339m
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.
Road noise across the postcode
Modelled day and night-time noise levels around YO32 2WT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
39.2dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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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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1 Barley View, Haxby
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1 Forestgate, Haxby
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1 Fletcher Court, Wigginton
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1 Delamere Close, Wigginton
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3 bed1 bath
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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 20 Forestgate is modelled from its 77 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 2WT. 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 20 Forestgate. 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 20 Forestgate was lodged in April 2014 at band D and expired in April 2024, 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 20 Forestgate. 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 7 schools and 30 stops listed are measured in a straight line from YO32 2WT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Forestgate is in council tax band C. 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 20 Forestgate, Haxby, York, YO32 2WT. Each answer is also embedded as structured data for search engines.
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- Every home in YO32 2WTSold prices, values and energy ratings for the postcode
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