Model valuation£417,0008 Busby Close
Local market context
509 Princess Road, Manchester, M20 1BS
Estimated value
£311,000
- Since the 2016 sale (£140,000)+122%
- Against M20 1BS's recent median (£140,500)+121%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
84 m²
904 sq ft
Energy rating
C
Score 69
Council tax
Band A
Tenure
Private 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
£311,000
- Against its 2016 sale (£140,000)+122%
- Against M20 1BS's recent median (£140,500)+121%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 509 Princess Road is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 1BS. 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
84 m² from the EPC lodged in July 2026
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in M20 1BS
5 sales, median £140,500 (2025–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2025 | 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.
509 Princess Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
19 June 2016Most recent
£140,000
Median price across the last 5 sales in M20 1BS: £140,500 (2025–2010).
Nearby sales in M20 1BS
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 509 Princess Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
509 Princess Road is a three-bedroom semi-detached house in Manchester (M20 1BS). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (July 2026) shows a C (score 69), just inside the C band. When first surveyed in April 2016 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor; while lighting 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.
Today's modelled estimate of £311,000 sits 122.1% above the 2016 sale of £140,000. On a £-per-square-foot basis, the last sale (£155/sq ft) was about 24.6% above the typical sold price in the postcode. Last changed hands 10 years ago, in June 2016.
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
- Bedrooms3
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- DrivewayYes
Before you decide
Everything you need to know about 509 Princess 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)
Jul 2026
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 23 July 2036
Property Improvements
Changes detected from historical EPC data
Jul 2026from Apr 2016
EPC improved fromD62toC69
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
67%90%
More low energy lighting installed
Planning history
Applications and permits filed against 509 Princess Road, Manchester, M20 1BS, sourced from the PlanIt planning register.
509 Princess Road 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 Princess Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 509 Princess Road stands well clear of the street.
Price per m²
£1,667
Street avg £2,089
Floor Area
84 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.9 t/year
Street avg 4.2 t/year
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.
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Whitchurch Road — bus stop.
Closest school
0.5 km
Old Moat Primary School. 49 schools nearby.
Nearest schools
- Old Moat Primary SchoolPrimary535m
- Whalley Range 11-18 High SchoolSecondary582m
- St Kentigern's RC Primary School, a Voluntary AcademyPrimary717m
- William Hulme's Grammar SchoolAll-through939m
Nearest stops
- Whitchurch RoadBus stop158m
- Stirling AvenueBus stop181m
- Princess RoadBus stop218m
- Princess RoadBus stop250m
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 1BS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
43.2dB
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-eraSemi-Detached HouseEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 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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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 509 Princess Road is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 1BS. 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. 1 sale is recorded for 509 Princess 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 509 Princess Road was lodged in July 2026 at band C and is valid until July 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. None is matched to 509 Princess 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 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 1BS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 509 Princess 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 509 Princess Road, Manchester, M20 1BS. Each answer is also embedded as structured data for search engines.
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- Every home in M20 1BSSold prices, values and energy ratings for the postcode
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- 509 Princess Road, Manchester valuationHow the estimate is built and what moves it
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