Model valuation£417,0008 Busby Close
Local market context
12 Arley Avenue, Manchester, M20 2LQ
Extendable5 sales on record
Estimated value
£503,000
- Since the 2021 sale (£409,400)+23%
- Against M20 2LQ's recent median (£535,000)-6%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 60
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
£503,000
- Against its 2021 sale (£409,400)+23%
- Against M20 2LQ's recent median (£535,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Arley Avenue is modelled from its 105 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in M20 2LQ. 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
105 m² from the EPC lodged in August 2016
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in M20 2LQ
5 sales, median £535,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
Price for 12 Arley Avenue has grown more than fourfold since the 1997 starting point.
Sales timeline
4 February 2021Most recent
£409,400
+10.1%over 4 years31 January 2017
£372,000
+291.6%over 17 years14 January 2000
£95,000
+49.6%over 2 years5 December 1997
£63,500
+195.3%over 8 months3 April 1997
£21,500
Median price across the last 5 sales in M20 2LQ: £535,000 (2026–2024).
Nearby sales in M20 2LQ
What this page doesn't show
1 potential issue has already been flagged for 12 Arley Avenue, Manchester, M20 2LQ. 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 12 Arley Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Arley Avenue is a three-bedroom mid-terrace house in Manchester (M20 2LQ). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (August 2016) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2008. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Poor to Average; while lighting dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from August 2016, so improvements made since then won't be reflected. Other recorded features include a basement. Our model identifies extension potential, subject to local planning policy.
Last sale on file: £409,400 in February 2021. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. At 105 m² it's 15.4% larger than the typical home in the postcode (91 m² median across 23 EPCs). Across 1997–2021, sale prices on this property compounded at 13.2% per year. Today's modelled estimate of £503,000 is 22.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£362/sq ft) was about 40.8% above the typical sold price in the postcode.
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
- Bedrooms3
- Bathrooms1
- BasementYes
- FireplaceYes
Outside
- Private gardenWest-facing
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 12 Arley 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Aug 2026
Current Certificate(1 of 2)
Aug 2016
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 August 2026
Property Improvements
Changes detected from historical EPC data
Aug 2016from Dec 2008
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
20%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 12 Arley Avenue, Manchester, M20 2LQ, sourced from the PlanIt planning register.
12 Arley Avenue 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 Arley Avenue homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£3,899
Street avg £3,717
Floor Area
105 m²
Street avg 102 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.4 t/year
Street avg 4.7 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
0.3 km
Cavendish Primary School. 36 schools nearby.
Nearest schools
- Cavendish Primary SchoolPrimary252m
- West Didsbury CE Primary SchoolPrimary512m
- Didsbury High SchoolSecondary546m
- Old Moat Primary SchoolPrimary1.1km
Nearest stops
- Withington Community HospBus stop76m
- The MetropolitanBus stop197m
- Newholme RoadBus stop227m
- Clyde RoadBus stop366m
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 2LQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
43.8dB
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 DPre-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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£494k
1 Adamson Gardens
M20 2TQ
3 bed2 bath
£579k
1 Birley Park
M20 2TL
3 bed2 bath
£665k
1 Ford Lodge, Ford Lane, Didsbury
M20 2RU
3 bed
£460k
1 Clearwater Drive
M20 2ED
2 bed2 bath
£559k
1 Cresswell Grove
M20 2NH
4 bed3 bath
£332k
1 Browmere Drive
M20 2QG
2 bed
£350k
1 Bamford Road
M20 2QP
1 bed1 bath
£290k
1 Eversley Road
M20 2FL
1 bed1 bath
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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 12 Arley Avenue is modelled from its 105 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in M20 2LQ. 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. 5 sales are recorded for 12 Arley 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 12 Arley Avenue was lodged in August 2016 at band D and expired in August 2026, so a new one is needed to sell or let. 2 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 12 Arley 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 2LQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Arley 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 12 Arley Avenue, Manchester, M20 2LQ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 2LQSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 12 Arley Avenue, 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