Model valuation£417,0008 Busby Close
Local market context
8 Westbourne Grove, Withington, Manchester, M20 1JA
1 planning record
Estimated value
£646,000
- Against M20 1JA's recent median (£611,000)+6%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
7
From EPC
Floor area
152 m²
1636 sq ft
Energy rating
C
Score 69
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
£646,000
- Against M20 1JA's recent median (£611,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Westbourne Grove is modelled from its 152 m² EPC floor area, the absence of a recorded sale 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
152 m² from the EPC lodged in June 2026
Sales of this home
No sale recorded since 1995
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 | 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.
8 Westbourne Grove 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 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 8 Westbourne Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Westbourne Grove is a mid-terrace house in Withington, Manchester, Manchester (M20 1JA). It has a recorded floor area of 152 m² (around 1636 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2026) shows a C (score 69), just inside the C band. This certificate was lodged in the last six months, so the rating reflects current condition.
One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved. At 152 m² it's 19.2% larger than the typical home in the postcode (128 m² median across 16 EPCs). Its energy rating outperforms most of the postcode (better than 88% of similar EPCs).
Before you decide
Everything you need to know about 8 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
Jun 2026EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 June 2036
Planning history
Applications and permits filed against 8 Westbourne Grove, Withington, Manchester, M20 1JA, sourced from the PlanIt planning register.
8 Westbourne Grove has an approved single-storey rear extension on the planning record.
1 application on record at 8 Westbourne Grove, Withington, Manchester, M20 1JA
1decisions1extensions5documents1nearby
- Nov 2019ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Certificate of Proposed Lawful Development for a single storey rear extension
- Documents
- 5 docs on file
- Reference
- 124872/LP/2019
Unlock 8 Westbourne Grove, Withington, Manchester, M20 1JA'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 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Westbourne Grove homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 8 Westbourne Grove stands well clear of the street.
EPC Rating
69 (C)
Street avg 61 (D)
Floor Area
152 m²
Street avg 131 m²
CO₂ Emissions
4.9 t/year
Street avg 5.8 t/year
Habitable Rooms
7 rooms
Street avg 6 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.
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-eraMid-Terrace 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 £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.
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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 8 Westbourne Grove is modelled from its 152 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 8 Westbourne Grove, 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 8 Westbourne Grove was lodged in June 2026 at band C and is valid until June 2036. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 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 8 Westbourne Grove, Withington, Manchester, M20 1JA. Each answer is also embedded as structured data for search engines.
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