Model valuation£417,0008 Busby Close
Local market context
Flat 2, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ
4 sales on record
Estimated value
£182,000
- Since the 2024 sale (£170,000)+7%
- Against M20 2GZ's recent median (£194,000)-6%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Bedrooms
2
Bathroom
1
Floor area
38 m²
409 sq ft
Energy rating
C
Score 78
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
£182,000
- Against its 2024 sale (£170,000)+7%
- Against M20 2GZ's recent median (£194,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 38 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M20 2GZ. 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
38 m² from the EPC lodged in April 2024
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in M20 2GZ
5 sales, median £194,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
Sale price has at least doubled since 2011.
Sales timeline
26 June 2024Most recent
£170,000
+54.5%over 10 years9 September 2013
£110,000
+11.7%over 1 year28 June 2012
£98,500
+71.3%over 10 months5 September 2011
£57,500
Median price across the last 5 sales in M20 2GZ: £194,000 (2026–2021).
Nearby sales in M20 2GZ
Flat 7, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ
Sold Feb 2026
£194,000Flat 1, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ
Sold Feb 2024
£167,00014 Victoria Avenue, Didsbury, Manchester, M20 2GZ
Sold Mar 2023
£795,0006 Victoria Avenue, Didsbury, Manchester, M20 2GZ
Sold Jul 2022
£1,190,000Flat 5, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ
Sold Feb 2021
£160,000
What this page doesn't show
1 potential issue has already been flagged for Flat 2, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is a two-bedroom semi-detached house in Didsbury, Manchester, Manchester (M20 2GZ). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 1930-1949 and council tax band A. At 38 m² this is the 5th smallest of 7 units on EPC record in the building, where floor areas span 28–53 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (78 versus a worst of 47). The latest certificate (April 2024) shows a C (score 78), near the top of the C band. When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would push it to B (score 81).
Sold June 2024 for £170,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2011–2024, sale prices on this property compounded at 8.8% per year. On a £-per-square-foot basis, the last sale (£416/sq ft) was about 66.5% above the typical sold price in the postcode. At 38 m² it's 18.3% smaller than the typical home in the postcode (47 m² median across 18 EPCs).
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- ParkingAllocated
Before you decide
Everything you need to know about Flat 2
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Flat 2's carbon output is low for the local stock.
Current Certificate(1 of 3)
Apr 2024
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.0 t/year
Occupancy
Rented
Certificate validity
Valid until 9 April 2034
Property Improvements
Changes detected from historical EPC data
Jan 2012from Nov 2008
EPC improved fromD64toC72
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
25%100%
More low energy lighting installed
Apr 2024from Jan 2012
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against Flat 2, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ, sourced from the PlanIt planning register.
Flat 2 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 Victoria Avenue homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Flat 2 runs comfortably ahead of the street norm.
Price per m²
£4,474
Street avg £3,593
Floor Area
38 m²
Street avg 44 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.0 t/year
Street avg 2.5 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
Hesketh Avenue — bus stop.
Closest school
0.4 km
Didsbury CofE Primary School. 33 schools nearby.
Nearest schools
- Didsbury CofE Primary SchoolPrimary409m
- Beaver Road Primary SchoolPrimary544m
- St Catherine's RC Primary SchoolPrimary905m
- West Didsbury CE Primary SchoolPrimary986m
Nearest stops
- Hesketh AvenueBus stop125m
- Didsbury LibraryBus stop283m
- Didsbury VillageBus stop332m
- Belfield RoadBus stop339m
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 2GZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.5dB
Night-time· 23:00 – 07:00
43.3dB
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 centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · 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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13 15, Flat 7, Old Lansdowne Road
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13 15, Flat 4, Old Lansdowne Road
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Flat
£241k
13 15, Flat 1, Old Lansdowne Road
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Flat
£256k
13 15, Flat 5, Old Lansdowne Road
M20 2PB
Flat
£260k
130a, Flat 5, Barlow Moor Road
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Flat
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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 Flat 2 is modelled from its 38 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M20 2GZ. 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 Flat 2. 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 Flat 2 was lodged in April 2024 at band C and is valid until April 2034. 3 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 Flat 2. 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 33 schools and 30 stops listed are measured in a straight line from M20 2GZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 2 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 Flat 2, 12 Victoria Avenue, Didsbury, Manchester, M20 2GZ. Each answer is also embedded as structured data for search engines.
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- Every home in M20 2GZSold prices, values and energy ratings for the postcode
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- Flat 2, 12 Victoria Avenue, Didsbury, Manchester valuationHow the estimate is built and what moves it
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