Model valuation£417,0008 Busby Close
Local market context
2 Farmstead Rise, Haxby, York, YO32 3LL
EPC B3 planning records
Estimated value
£493,000
- Since the 2011 sale (£290,000)+70%
- Against YO32 3LL's recent median (£465,000)+6%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
136 m²
1464 sq ft
Energy rating
B
Score 83
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
£493,000
- Against its 2011 sale (£290,000)+70%
- Against YO32 3LL's recent median (£465,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Farmstead Rise is modelled from its 136 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3LL. 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
136 m² from the EPC lodged in March 2017
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in YO32 3LL
5 sales, median £465,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
2 Farmstead Rise valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 November 2011Most recent
£290,000
+48.7%over 5 years19 October 2006
£195,000
Median price across the last 5 sales in YO32 3LL: £465,000 (2025–2023).
Nearby sales in YO32 3LL
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 2 Farmstead Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Farmstead Rise is a five-bedroom detached house in Haxby, York, York (YO32 3LL). It has a recorded floor area of 136 m² (around 1464 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (March 2017) returns a B (score 83), comfortably above the UK average. When first surveyed in May 2010 the rating was C, the property has climbed 1 band since. Between certificates, roof efficiency dropped from Very Good to Poor and window efficiency dropped from Good to Average.
At 136 m² the property is well over the postcode median (99 m² across 18 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Across 2006–2011, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £493,000 sits 70% above the 2011 sale of £290,000. On a £-per-square-foot basis, the last sale (£198/sq ft) was about 20.9% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved. 15 years since the last transfer (November 2011).
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
- Bedrooms5
- Bathrooms2
- Open-plan layoutYes
Outside
- GarageYes
Before you decide
Everything you need to know about 2 Farmstead Rise
The true value, the hidden risks and the full sale history, in one report.
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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.
2 Farmstead Rise ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Mar 2017
EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 March 2027
Property Improvements
Changes detected from historical EPC data
Mar 2017from May 2010
EPC improved fromC69toB83
Low Energy Lighting
100%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 2 Farmstead Rise, Haxby, York, YO32 3LL, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
3 applications on record at 2 Farmstead Rise, Haxby, York, YO32 3LL
3decisions2extensions31documents1nearby
- Jul 2012FullOutcome in report
Replacement dormer to front
- Documents
- 11 docs on file
- Reference
- 12/01370/FUL
- More recent applications — locked
- Loft ConversionApr 2017Decision
- ExtensionJan 2013Decision
Unlock 2 Farmstead Rise, Haxby, York, YO32 3LL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 31 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Farmstead Rise homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 2 Farmstead Rise runs comfortably ahead of the street norm.
Price per m²
£2,132
Street avg £3,305
Floor Area
136 m²
Street avg 108 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.1 t/year
Street avg 4.6 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
0.2 km
Melander Gardens — bus stop.
Closest school
0.4 km
Headlands Primary School. 7 schools nearby.
Nearest schools
- Headlands Primary SchoolPrimary444m
- Ralph Butterfield Primary SchoolPrimary1.0km
- Joseph Rowntree SchoolSecondary1.1km
- Wigginton Primary SchoolPrimary1.4km
Nearest stops
- Melander GardensBus stop151m
- Holly Tree LaneBus stop346m
- Haxby CrossingBus stop366m
- The AvenueBus stop459m
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 3LL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
39.7dB
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 BungalowEPC B
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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 Folks Close, Haxby
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1 Farmstead Rise, Haxby
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4 bed
£373k
1 Abelton Grove, Haxby
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3 bed
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1 Cyprus Grove, Haxby
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3 bed1 bath
£302k
1 Birch Lane, Haxby
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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 2 Farmstead Rise is modelled from its 136 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3LL. 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 2 Farmstead Rise. 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 2 Farmstead Rise was lodged in March 2017 at band B and is valid until March 2027. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Farmstead Rise. 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 3LL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Farmstead Rise 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 2 Farmstead Rise, Haxby, York, YO32 3LL. Each answer is also embedded as structured data for search engines.
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- Every home in YO32 3LLSold prices, values and energy ratings for the postcode
- YO 32 property marketPrices, postcodes, schools and transport across the district
- 2 Farmstead Rise, Haxby, York valuationHow the estimate is built and what moves it
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