Model valuation£417,0008 Busby Close
Local market context
11 Westbourne Grove, Withington, Manchester, M20 1JA
4 sales on record
Estimated value
£676,000
- Since the 2021 sale (£515,000)+31%
- Against M20 1JA's recent median (£611,000)+11%
Newest record on this page: July 2025. 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
118 m²
1270 sq ft
Energy rating
D
Score 61
Council tax
Band D
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
£676,000
- Against its 2021 sale (£515,000)+31%
- Against M20 1JA's recent median (£611,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Westbourne Grove is modelled from its 118 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M20 1JA. 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
118 m² from the EPC lodged in June 2014
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in M20 1JA
5 sales, median £611,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Price for 11 Westbourne Grove has grown more than fourfold since the 1999 starting point.
Sales timeline
27 September 2021Most recent
£515,000
+42.5%over 7 years11 August 2014
£361,500
+20.5%over 7 years8 July 2007
£300,000
+172.7%over 8 years24 June 1999
£110,000
Median price across the last 5 sales in M20 1JA: £611,000 (2025–2023).
Nearby sales in M20 1JA
14 Westbourne Grove, Withington, Manchester, M20 1JA
Sold Jul 2025
£638,00016 Westbourne Grove, Withington, Manchester, M20 1JA
Sold Nov 2024
£611,00017 Westbourne Grove, Withington, Manchester, M20 1JA
Sold Dec 2023
£565,00015 Westbourne Grove, Withington, Manchester, M20 1JA
Sold Apr 2023
£625,00019 Westbourne Grove, Withington, Manchester, M20 1JA
Sold Mar 2023
£553,500
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 11 Westbourne Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Westbourne Grove is a three-bedroom semi-detached house in Withington, Manchester, Manchester (M20 1JA). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2014) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from June 2014, so improvements made since then won't be reflected. Period features are noted in the property record.
Sold September 2021 for £515,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2021, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £676,000 is 31.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£405/sq ft) was about 80.7% above the typical sold price in the postcode.
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
- Open-plan layoutYes
Outside
- Private gardenWest-facing
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 11 Westbourne Grove
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Jun 2024
Current Certificate
Jun 2014EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 June 2024
Planning history
Applications and permits filed against 11 Westbourne Grove, Withington, Manchester, M20 1JA, sourced from the PlanIt planning register.
11 Westbourne Grove 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 Westbourne Grove homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 11 Westbourne Grove lags the street by a wide margin.
Price per m²
£4,364
Street avg £3,325
Floor Area
118 m²
Street avg 133 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.8 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
0.1 km
Darlington Road — bus stop.
Closest school
0.4 km
West Didsbury CE Primary School. 42 schools nearby.
Nearest schools
- West Didsbury CE Primary SchoolPrimary391m
- Cavendish Primary SchoolPrimary445m
- Old Moat Primary SchoolPrimary545m
- St Paul's CofE Primary SchoolPrimary575m
Nearest stops
- Darlington RoadBus stop112m
- Ridsdale AvenueBus stop138m
- Abberton RoadBus stop240m
- The ChristieBus stop265m
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 1JA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
42.9dB
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 DPre-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 £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£550k
1 Albemarle Avenue
M20 1HX
3 bed
£400k
1 Bradwell Avenue
M20 1JX
3 bed1 bath
£594k
1 Claremont Avenue
M20 1JN
4 bed3 bath
£311k
1 Alford Avenue
M20 1AQ
3 bed1 bath
£294k
1 Budsworth Avenue
M20 1AF
3 bed1 bath
£263k
1 Bosley Avenue
M20 1BL
3 bed
£488k
1 Cavendish Avenue
M20 1QD
2 bed1 bath
£450k
1 Darlington Road
M20 1JB
4 bed
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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 11 Westbourne Grove is modelled from its 118 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M20 1JA. 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. 4 sales are recorded for 11 Westbourne Grove. 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 11 Westbourne Grove was lodged in June 2014 at band D and expired in June 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 11 Westbourne Grove. 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 42 schools and 30 stops listed are measured in a straight line from M20 1JA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Westbourne Grove is in council tax band D. 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 11 Westbourne Grove, Withington, Manchester, M20 1JA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 1JASold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 11 Westbourne Grove, Withington, Manchester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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