Model valuation£417,0008 Busby Close
Local market context
22 Rainford Avenue, Manchester, M20 1BR
1 planning record
Estimated value
£262,000
- Against M20 1BR's recent median (£97,000)+170%
Newest record on this page: April 2026. 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
76 m²
818 sq ft
Energy rating
C
Score 76
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
£262,000
- Against M20 1BR's recent median (£97,000)+170%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Rainford Avenue is modelled from its 76 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1BR. 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
76 m² from the EPC lodged in April 2026
Sales of this home
No sale recorded since 1995
Recent sales in M20 1BR
5 sales, median £97,000 (2017–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2017 | 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.
22 Rainford 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 1BR: £97,000 (2017–2007).
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
One time fee only - money back guarantee
About 22 Rainford Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Rainford Avenue is a mid-terrace house in Manchester (M20 1BR). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (April 2026) shows a C (score 76), near the top of the C band. When first surveyed in July 2015 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good; while window efficiency dropped from Good to Average and lighting dropped from Good to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
One historical planning record sits against the property in 2012.
Before you decide
Everything you need to know about 22 Rainford 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 17 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Jul 2015
EPC improved fromD65toC76
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Renewable Energy
NoneSolar PV
Solar PV panels (37 kWp) installed
Planning history
Applications and permits filed against 22 Rainford Avenue, Manchester, M20 1BR, sourced from the PlanIt planning register.
1 application on record at 22 Rainford Avenue, Manchester, M20 1BR
1decisions30documents1nearby
- Aug 2012RenovationFullOutcome in report
Creation of driveways and boundary treatments
- Documents
- 30 docs on file
- Reference
- 099695/FO/2012/S1
Unlock 22 Rainford Avenue, Manchester, M20 1BR'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 30 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rainford Avenue homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 22 Rainford Avenue stands well clear of the street.
EPC Rating
76 (C)
Street avg 67 (D)
Floor Area
76 m²
Street avg 75 m²
CO₂ Emissions
1.8 t/year
Street avg 3.2 t/year
Habitable Rooms
4 rooms
Street avg 4 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
0.2 km
Bosley Avenue — bus stop.
Closest school
0.5 km
Old Moat Primary School. 49 schools nearby.
Nearest schools
- Old Moat Primary SchoolPrimary456m
- St Kentigern's RC Primary School, a Voluntary AcademyPrimary566m
- Whalley Range 11-18 High SchoolSecondary609m
- William Hulme's Grammar SchoolAll-through950m
Nearest stops
- Bosley AvenueBus stop203m
- Stirling AvenueBus stop204m
- Princess RoadBus stop215m
- Princess RoadBus stop277m
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 1BR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.5dB
Night-time· 23:00 – 07:00
43.5dB
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 build
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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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 22 Rainford Avenue is modelled from its 76 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1BR. 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 22 Rainford 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 22 Rainford Avenue was lodged in April 2026 at band C and is valid until April 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. 1 application is matched to 22 Rainford 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 49 schools and 30 stops listed are measured in a straight line from M20 1BR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Rainford 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 22 Rainford Avenue, Manchester, M20 1BR. Each answer is also embedded as structured data for search engines.
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