Model valuation£417,0008 Busby Close
Local market context
32 Edgcombe Road, Birmingham, B28 8AY
4 planning records
Estimated value
£388,000
- Since the 2004 sale (£150,000)+159%
- Against B28 8AY's recent median (£230,000)+69%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Bathrooms
3
Floor area
141 m²
1518 sq ft
Energy rating
C
Score 77
Council tax
Band A
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
£388,000
- Against its 2004 sale (£150,000)+159%
- Against B28 8AY's recent median (£230,000)+69%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32 Edgcombe Road is modelled from its 141 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in B28 8AY. 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
141 m² from the EPC lodged in May 2026
Sales of this home
2 sales recorded, the latest in 2004
Recent sales in B28 8AY
5 sales, median £230,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
32 Edgcombe Road has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
9 September 2004Most recent
£150,000
+150.2%over 5 years9 June 1999
£59,950
Median price across the last 5 sales in B28 8AY: £230,000 (2025–2023).
Nearby sales in B28 8AY
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 32 Edgcombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 Edgcombe Road is a four-bedroom mid-terrace house in Birmingham (B28 8AY). It has a recorded floor area of 141 m² (around 1518 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (May 2026) shows a C (score 77), near the top of the C band. When first surveyed in May 2016 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition. Records show the property has been extended at some point in its history. The home occupies a corner plot.
Held since September 2004 — that's 22 years off the open market, well above the local norm. At 141 m² the property is well over the postcode median (91 m² across 21 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Across 1999–2004, sale prices on this property compounded at 19.1% per year. Today's modelled estimate of £388,000 sits 158.7% above the 2004 sale of £150,000. On a £-per-square-foot basis, the last sale (£99/sq ft) was about 39.8% below the postcode norm. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenRear
- DrivewayYes
- Corner plotYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 32 Edgcombe Road
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 May 2036
Property Improvements
Changes detected from historical EPC data
May 2026from May 2016
EPC improved fromD68toC77
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 32 Edgcombe Road, Birmingham, B28 8AY, sourced from the PlanIt planning register.
Multiple extension applications run across more than a decade of planning history at 32 Edgcombe Road.
4 applications on record at 32 Edgcombe Road, Birmingham, B28 8AY
4decisions4extensions17documents1nearby
- Nov 2004ExtensionFullOutcome in report
Extension: Side and rear of property
Erection of 2 storey side and single storey rear extension.
- Council
- Hall Green
- Documents
- 3 docs on file
- Reference
- 2004/06312/PA
- More recent applications — locked
- ExtensionJan 2015Decision
- ExtensionSept 2014Decision
+ 1 more application in the report
Unlock 32 Edgcombe Road, Birmingham, B28 8AY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 1 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Edgcombe Road homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 32 Edgcombe Road stands well clear of the street.
Price per m²
£1,064
Street avg £1,930
Floor Area
141 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Birmingham district page.
Rail-style transport is unusually close for this postcode.
Crime
136/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Hall Green Rail Station — railway station.
Closest school
0.1 km
Yorkmead Junior and Infant School. 50 schools nearby.
Nearest schools
- Yorkmead Junior and Infant SchoolPrimary120m
- Hall Green SchoolSecondary789m
- Ninestiles, an AcademySecondary890m
- Yarnfield Primary SchoolPrimary905m
Nearest stops
- Hall Green Rail StationRailway station314m
- Spring Road Rail StationRailway station696m
- Tyseley Rail StationRailway station1.7km
- Acocks Green Rail StationRailway station2.1km
Most reported crime locally
- Violence & Sexual Offences983 reports42%
- Vehicle Crime301 reports13%
- Criminal Damage & Arson194 reports8%
- Burglary169 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Get a survey for this property
Level 3 Building Survey
Early 20th centuryMid-Terrace HouseEPC CExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
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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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 32 Edgcombe Road is modelled from its 141 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in B28 8AY. 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 32 Edgcombe Road. 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 32 Edgcombe Road was lodged in May 2026 at band C and is valid until May 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 32 Edgcombe Road. 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 17 months, which places each incident at an approximate point. The 50 schools and 7 stops listed are measured in a straight line from B28 8AY, not by walking route.
- Council tax band
- 32 Edgcombe Road is in council tax band A. 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 32 Edgcombe Road, Birmingham, B28 8AY. Each answer is also embedded as structured data for search engines.
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- Every home in B28 8AYSold prices, values and energy ratings for the postcode
- B 28 property marketPrices, postcodes, schools and transport across the district
- 32 Edgcombe Road, Birmingham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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