Model valuation£417,0008 Busby Close
Local market context
2 Bottesford Avenue, Manchester, M20 2LF
1 planning record
Estimated value
£505,000
- Since the 2021 sale (£421,000)+20%
- Against M20 2LF's recent median (£375,000)+35%
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
127 m²
1367 sq ft
Energy rating
D
Score 65
Council tax
Band C
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
£505,000
- Against its 2021 sale (£421,000)+20%
- Against M20 2LF's recent median (£375,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Bottesford Avenue is modelled from its 127 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2LF. 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
127 m² from the EPC lodged in April 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in M20 2LF
5 sales, median £375,000 (2022–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2022 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
16 September 2021Most recent
£421,000
Median price across the last 5 sales in M20 2LF: £375,000 (2022–2011).
Nearby sales in M20 2LF
6 Bottesford Avenue, Manchester, M20 2LF
Sold Mar 2022
£480,0004 Bottesford Avenue, Manchester, M20 2LF
Sold Apr 2019
£400,0001 Bottesford Avenue, Manchester, M20 2LF
Sold Jan 2018
£350,0005 Bottesford Avenue, Manchester, M20 2LF
Sold Feb 2016
£375,0002a, Bottesford Avenue, Manchester, M20 2LF
Sold Jul 2011
£300,000
What this page doesn't show
1 potential issue has already been flagged for 2 Bottesford Avenue, Manchester, M20 2LF. 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 2 Bottesford Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Bottesford Avenue is a semi-detached house in Manchester (M20 2LF). It has a recorded floor area of 127 m² (around 1367 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2021) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 80).
One planning record on file: tree works approved in 2022. Past consents include tree works, meaningful when judging how the property has evolved. At 127 m² it's 18.1% larger than the typical home in the postcode (108 m² median across 6 EPCs). Today's modelled estimate of £505,000 is 20% above the 2021 sale price. Most recent transfer: September 2021 at £421,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 2 Bottesford Avenue
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.
Current Certificate(1 of 2)
Apr 2021
EPC Rating
A
B
C
D
D65
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
Valid until 20 April 2031
Property Improvements
Changes detected from historical EPC data
Apr 2021from Oct 2008
Low Energy Lighting
0%77%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Bottesford Avenue, Manchester, M20 2LF, sourced from the PlanIt planning register.
1 application on record at 2 Bottesford Avenue, Manchester, M20 2LF
1decisions5documents1nearby
- Jan 2022Tree WorksTreesOutcome in report
Works to tree - proposed felling of Hawthorn (T1) in front garden
- Documents
- 5 docs on file
- Reference
- 131976/TCA/2021
Unlock 2 Bottesford Avenue, Manchester, M20 2LF'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 Bottesford Avenue homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Bottesford Avenue outperforms the street on habitable rooms by a wide margin.
Price per m²
£3,315
Street avg £3,293
Floor Area
127 m²
Street avg 119 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.9 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
Withington Community Hosp — bus stop.
Closest school
0.2 km
Cavendish Primary School. 36 schools nearby.
Nearest schools
- Cavendish Primary SchoolPrimary221m
- West Didsbury CE Primary SchoolPrimary494m
- Didsbury High SchoolSecondary545m
- Old Moat Primary SchoolPrimary1.0km
Nearest stops
- Withington Community HospBus stop94m
- The MetropolitanBus stop168m
- Newholme RoadBus stop251m
- Burton Road (Manchester Metrolink)Subway entrance348m
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 2LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
43.7dB
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 build
Because the property was built before 1919, 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 2 Bottesford Avenue is modelled from its 127 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2LF. 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 2 Bottesford Avenue. 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 2 Bottesford Avenue was lodged in April 2021 at band D and is valid until April 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Bottesford Avenue. 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 36 schools and 30 stops listed are measured in a straight line from M20 2LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Bottesford Avenue is in council tax band C. 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 2 Bottesford Avenue, Manchester, M20 2LF. Each answer is also embedded as structured data for search engines.
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