Model valuation£417,0008 Busby Close
Local market context
13 Eddisbury Avenue, Manchester, M20 1BG
Estimated value
£254,000
- Against M20 1BG's recent median (£199,500)+27%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
78 m²
840 sq ft
Energy rating
C
Score 71
Council tax
Band A
Tenure
Social Rental
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
£254,000
- Against M20 1BG's recent median (£199,500)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Eddisbury Avenue is modelled from its 78 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1BG. 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
78 m² from the EPC lodged in December 2025
Sales of this home
No sale recorded since 1995
Recent sales in M20 1BG
5 sales, median £199,500 (2022–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
13 Eddisbury Avenue has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in M20 1BG: £199,500 (2022–2016).
Nearby sales in M20 1BG
23 Eddisbury Avenue, Manchester, M20 1BG
Sold Jun 2022
£312,50016 Eddisbury Avenue, Manchester, M20 1BG
Sold Dec 2021
£227,5003 Eddisbury Avenue, Manchester, M20 1BG
Sold Aug 2019
£199,5001 Eddisbury Avenue, Manchester, M20 1BG
Sold Mar 2016
£137,00029 Eddisbury Avenue, Manchester, M20 1BG
Sold Sept 2012
£125,000
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 13 Eddisbury Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Eddisbury Avenue is a mid-terrace house in Manchester (M20 1BG). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (December 2025) shows a C (score 71). When first surveyed in August 2019 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Good; while roof efficiency dropped from Good to Average and lighting dropped from Very Good to Average.
Before you decide
Everything you need to know about 13 Eddisbury Avenue
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.
Current Certificate(1 of 2)
Dec 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 11 December 2035
Property Improvements
Changes detected from historical EPC data
Dec 2025from Aug 2019
EPC improved fromD68toC71
Walls
AverageGood
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 13 Eddisbury Avenue, Manchester, M20 1BG, sourced from the PlanIt planning register.
13 Eddisbury Avenue has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Eddisbury Avenue homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 13 Eddisbury Avenue lags the street by a wide margin.
EPC Rating
71 (C)
Street avg 71 (C)
Floor Area
78 m²
Street avg 80 m²
CO₂ Emissions
2.5 t/year
Street avg 2.7 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Manchester district page.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Princess Road — bus stop.
Closest school
0.5 km
Whalley Range 11-18 High School. 52 schools nearby.
Nearest schools
- Whalley Range 11-18 High SchoolSecondary461m
- St Kentigern's RC Primary School, a Voluntary AcademyPrimary525m
- Old Moat Primary SchoolPrimary605m
- William Hulme's Grammar SchoolAll-through802m
Nearest stops
- Princess RoadBus stop67m
- Stirling AvenueBus stop84m
- Princess RoadBus stop154m
- Bosley AvenueBus stop190m
Most reported crime locally
- Violence & Sexual Offences12 reports92%
- Vehicle Crime1 reports8%
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 M20 1BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.0dB
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 3 Building Survey
Victorian-eraMid-Terrace HouseEPC CPre-1919 buildLow flood risk
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £885 · 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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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 13 Eddisbury Avenue is modelled from its 78 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1BG. 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. No sale is recorded for 13 Eddisbury Avenue, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 13 Eddisbury Avenue was lodged in December 2025 at band C and is valid until December 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Eddisbury Avenue. 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 7 months, which places each incident at an approximate point. The 52 schools and 30 stops listed are measured in a straight line from M20 1BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Eddisbury Avenue 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 13 Eddisbury Avenue, Manchester, M20 1BG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 1BGSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 13 Eddisbury Avenue, Manchester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales