Model valuation£417,0008 Busby Close
Local market context
8 Broad Acres, Haxby, York, YO32 3WL
Extendable1 planning record
Estimated value
£415,000
- Since the 2015 sale (£285,000)+46%
- Against YO32 3WL's recent median (£455,000)-9%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
99 m²
1066 sq ft
Energy rating
E
Score 49
Council tax
Band D
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
£415,000
- Against its 2015 sale (£285,000)+46%
- Against YO32 3WL's recent median (£455,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Broad Acres is modelled from its 99 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3WL. 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
99 m² from the EPC lodged in February 2016
Sales of this home
2 sales recorded, the latest in 2015
Recent sales in YO32 3WL
5 sales, median £455,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | 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.
8 Broad Acres has more than quadrupled in price since its earliest registered sale in 2000.
Sales timeline
16 November 2015Most recent
£285,000
+955.6%over 15 years28 February 2000
£27,000
Median price across the last 5 sales in YO32 3WL: £455,000 (2023–2020).
Nearby sales in YO32 3WL
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 8 Broad Acres
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Broad Acres is a four-bedroom detached house in Haxby, York, York (YO32 3WL). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (February 2016) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2015); the latest reading is one band lower. Between certificates, roof efficiency dropped from Average to Poor and window efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.
One planning record on file: an extension approved in 2021. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 99 m² it's 22.7% smaller than the typical home in the postcode (128 m² median across 7 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Across 2000–2015, sale prices on this property compounded at 16.2% per year. Today's modelled estimate of £415,000 is 45.6% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 62.8% above the typical sold price in the postcode. On the market in November 2015 and unlisted since — roughly 11 years.
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
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
Building
- Previously extendedYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 8 Broad Acres
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.
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 10 Feb 2026
Current Certificate(1 of 2)
Feb 2016
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 10 February 2026
Planning history
Applications and permits filed against 8 Broad Acres, Haxby, York, YO32 3WL, sourced from the PlanIt planning register.
1 application on record at 8 Broad Acres, Haxby, York, YO32 3WL
1decisions1extensions3documents1nearby
- Apr 2021PorchFullOutcome in report
Extension: Side and rear of property
Two storey side and single storey rear extensions, porch to front following demolition of garage
Extension- Documents
- 3 docs on file
- Reference
- 21/00291/FUL
Unlock 8 Broad Acres, Haxby, York, YO32 3WL'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 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Broad Acres homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 8 Broad Acres lags the street by a wide margin.
Price per m²
£2,879
Street avg £3,457
Floor Area
99 m²
Street avg 122 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.5 t/year
Street avg 3.9 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 — bus stop.
Closest school
0.4 km
Headlands Primary School. 8 schools nearby.
Nearest schools
- Headlands Primary SchoolPrimary417m
- Wigginton Primary SchoolPrimary1.0km
- Ralph Butterfield Primary SchoolPrimary1.3km
- Joseph Rowntree SchoolSecondary1.4km
Nearest stops
- Oak Tree LaneBus stop108m
- Old Dike LandsBus stop128m
- Oak Tree Lane ShopsBus stop274m
- Wheatfield LaneBus stop382m
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 3WL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.2dB
Night-time· 23:00 – 07:00
37.6dB
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 E
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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 Birch Lane, Haxby
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1 Folks Close Gardens, Folks Close, 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 8 Broad Acres is modelled from its 99 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3WL. 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 8 Broad Acres. 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 8 Broad Acres was lodged in February 2016 at band E and expired in February 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 Broad Acres. 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 8 schools and 30 stops listed are measured in a straight line from YO32 3WL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Broad Acres is in council tax band D. 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 8 Broad Acres, Haxby, York, YO32 3WL. Each answer is also embedded as structured data for search engines.
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