Before you offer on a home at WN4 8SH: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.
1 thing to raise before an offer, and a street where the typical sale was £115k. In Ashton-in-Makerfield East.
1 to check3 clear£115k typical on Bolton Road
The checklist
Before you make an offer
Check
Noise above WHO guidelines: road 71 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
On a coalfieldA coal mining search is usual here, though this spot is outside the high-risk area (Coal Authority).
Note
Busy road: A58, 890 m awayAbout 10,887 vehicles a day in 2025 (DfT traffic counts).
Clear
Low ground hazardsBGS rates the wider area low for subsidence, landslides and sinkholes.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).
£2,260typical price per m² in Ashton-in-Makerfield East
£810–£1,800per m² for homes at WN4 8SH sold since 2015
Multiply a home's floor area (on its energy certificate) by £2,260 for a neighbourhood benchmark: 90 m² comes to about £203k. Homes at WN4 8SH have sold below it. Check an asking price.
HM Land Registry sold prices; floor areas from energy certificates.
Trend
Prices in Ashton-in-Makerfield East
Ashton-in-Makerfield East
+49% over ten years (2015 to 2025).
Typical (median) sale price each year, all home types, HM Land Registry.
What homes cost and rent in Ashton-in-Makerfield East, by size
Size
Typical value today
Cheaper quarter
Estimated rent
Gross yield
1 bed *
£98k
£75k
£540 a month
6.6%
2 beds
£171k
£150k
£730 a month
5.1%
3 beds
£203k
£174k
£860 a month
5.1%
4+ beds
£302k
£263k
£1,130 a month
4.5%
All homes
£207k
£167k
£770 a month
4.5%
Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. * Too few sales here, so the council's figure. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare. Gross yield = a year's rent ÷ value, before costs. Compare it with other places