Model valuation£417,0008 Busby Close
Local market context
5 Langford Road, Withington, Manchester, M20 1QA
1 planning record
Estimated value
£522,000
- Against M20 1QA's recent median (£283,000)+84%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
138 m²
1490 sq ft
Energy rating
E
Score 39
Council tax
Band D
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
£522,000
- Against M20 1QA's recent median (£283,000)+84%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Langford Road is modelled from its 138 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1QA. 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
138 m² from the EPC lodged in September 2009
Sales of this home
No sale recorded since 1995
Recent sales in M20 1QA
5 sales, median £283,000 (2026–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
5 Langford Road 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 1QA: £283,000 (2026–2006).
Nearby sales in M20 1QA
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 5 Langford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Langford Road is a semi-detached house in Withington, Manchester, Manchester (M20 1QA). It has a recorded floor area of 138 m² (around 1490 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2009) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 60). The latest certificate is from September 2009, so improvements made since then won't be reflected.
At 138 m² the property is well over the postcode median (65 m² across 7 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 5 Langford 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.
5 Langford Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Sept 2019
Current Certificate
Sept 2009EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
9.7 t/year
Occupancy
Rented
Certificate validity
Expired on 2 September 2019
Planning history
Applications and permits filed against 5 Langford Road, Withington, Manchester, M20 1QA, sourced from the PlanIt planning register.
5 Langford Road has an approved single-storey side and rear extension on the planning record.
1 application on record at 5 Langford Road, Withington, Manchester, M20 1QA
1decisions1extensions6documents1nearby
- Jan 2014ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Erection of single-storey side and rear extension to form additional living accommodation
- Documents
- 6 docs on file
- Reference
- 104292/FH/2013/S1
Unlock 5 Langford Road, Withington, Manchester, M20 1QA'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 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
Abberton Road — bus stop.
Closest school
0.2 km
Cavendish Primary School. 40 schools nearby.
Nearest schools
- Cavendish Primary SchoolPrimary232m
- West Didsbury CE Primary SchoolPrimary419m
- Old Moat Primary SchoolPrimary610m
- Didsbury High SchoolSecondary720m
Nearest stops
- Abberton RoadBus stop67m
- Burton Road (Manchester Metrolink)Subway entrance104m
- Burton Road (Manchester Metrolink)Tram stop114m
- Darlington RoadBus stop179m
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 1QA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
42.2dB
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
Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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 5 Langford Road is modelled from its 138 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 1QA. 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 5 Langford Road, 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 5 Langford Road was lodged in September 2009 at band E and expired in September 2019, 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. 1 application is matched to 5 Langford 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 40 schools and 30 stops listed are measured in a straight line from M20 1QA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 Langford Road 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 5 Langford Road, Withington, Manchester, M20 1QA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 1QASold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 5 Langford Road, Withington, Manchester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales