Model valuation£417,0008 Busby Close
Local market context
9 Westbourne Grove, Withington, Manchester, M20 1JA
Estimated value
£659,000
- Since the 2018 sale (£395,000)+67%
- Against M20 1JA's recent median (£611,000)+8%
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
Mid terrace
Bedrooms
5
Floor area
159 m²
1711 sq ft
Energy rating
E
Score 53
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
£659,000
- Against its 2018 sale (£395,000)+67%
- Against M20 1JA's recent median (£611,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Westbourne Grove is modelled from its 159 m² EPC floor area, its 1 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
159 m² from the EPC lodged in October 2018
Sales of this home
1 sale recorded, the latest in 2018
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.
9 Westbourne Grove valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 November 2018Most recent
£395,000
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 9 Westbourne Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Westbourne Grove is a five-bedroom mid-terrace house in Withington, Manchester, Manchester (M20 1JA). It has a recorded floor area of 159 m² (around 1711 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2018) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 71), a 2-band jump.
Today's modelled estimate of £659,000 sits 66.8% above the 2018 sale of £395,000. At 159 m² it's 24.7% larger than the typical home in the postcode (128 m² median across 16 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Last sale on file: £395,000 in November 2018.
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
- Bedrooms5
Before you decide
Everything you need to know about 9 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.
9 Westbourne Grove's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Oct 2018EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Poor
CO2 Emissions
8.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 October 2028
Planning history
Applications and permits filed against 9 Westbourne Grove, Withington, Manchester, M20 1JA, sourced from the PlanIt planning register.
9 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.
9 Westbourne Grove outperforms the street on floor area by a wide margin.
Price per m²
£2,484
Street avg £3,469
Floor Area
159 m²
Street avg 131 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
8.4 t/year
Street avg 5.6 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-eraMid-Terrace HouseEPC EPre-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 9 Westbourne Grove is modelled from its 159 m² EPC floor area, its 1 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. 1 sale is recorded for 9 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 9 Westbourne Grove was lodged in October 2018 at band E and is valid until October 2028. 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 9 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
- 9 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 9 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
- 9 Westbourne Grove, Withington, Manchester valuationHow the estimate is built and what moves it
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