Model valuation£417,0008 Busby Close
Local market context
21 23, Clyde Road, Manchester, M20 2NJ
1 planning record
Estimated value
£151,000
- Against M20 2NJ's recent median (£230,000)-34%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Habitable rooms
1
From EPC
Floor area
29 m²
312 sq ft
Energy rating
C
Score 76
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
£151,000
- Against M20 2NJ's recent median (£230,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 23 is modelled from its 29 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 2NJ. 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
29 m² from the EPC lodged in July 2025
Sales of this home
No sale recorded since 1995
Recent sales in M20 2NJ
5 sales, median £230,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | 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.
21 23 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 2NJ: £230,000 (2024–2022).
Nearby sales in M20 2NJ
Flat 3, 17 Clyde Road, Manchester, M20 2NJ
Sold Dec 2024
£180,000Flat 1, 17 Clyde Road, Manchester, M20 2NJ
Sold Aug 2024
£270,000Flat 1, 15 Clyde Road, Manchester, M20 2NJ
Sold Feb 2023
£230,000Flat 4, 17 Clyde Road, Manchester, M20 2NJ
Sold Dec 2022
£265,000Flat 2, 17 Clyde Road, Manchester, M20 2NJ
Sold Nov 2019
£100,000
What this page doesn't show
1 potential issue has already been flagged for 21 23, Clyde Road, Manchester, M20 2NJ. 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
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About 21 23
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 23 is a property in Manchester (M20 2NJ). It has a recorded floor area of 29 m² (around 312 sq ft), construction records dating it to 1900-1929 and council tax band A. At 29 m² this is the smallest unit on EPC record across 21 23 (29–79 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (July 2025) shows a C (score 76), near the top of the C band. When first surveyed in June 2012 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Good; while window efficiency dropped from Good to Average.
At 29 m² it sits well below the postcode median (43 m² across 43 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision refused in 2016.
Before you decide
Everything you need to know about 21 23
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.
21 23's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jul 2025
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
0.9 t/year
Occupancy
Rented
Certificate validity
Valid until 3 July 2035
Property Improvements
Changes detected from historical EPC data
Jul 2025from Jun 2012
EPC improved fromD58toC76
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
17%100%
More low energy lighting installed
Planning history
Applications and permits filed against 21 23, Clyde Road, Manchester, M20 2NJ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
1 application on record at 21 23, Clyde Road, Manchester, M20 2NJ
1decisions13documents1nearby
Flagged:SubdivisionChange of use
- Sept 2016SubdivisionFullOutcome in report
Change of use of basements at No. 21 and 23 Clyde Road to form 2no. self contained flats, including alterations to car park, provision of cycle shelter, bin storage and new amenity areas.
Change of Use- Documents
- 13 docs on file
- Reference
- 112404/FO/2016
Unlock 21 23, Clyde Road, Manchester, M20 2NJ'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 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Clyde Road homes
Four headline reads against 42 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 21 23 runs comfortably ahead of the street norm.
EPC Rating
76 (C)
Street avg 68 (D)
Floor Area
29 m²
Street avg 46 m²
CO₂ Emissions
0.9 t/year
Street avg 2.1 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
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
Clyde Road — bus stop.
Closest school
0.3 km
West Didsbury CE Primary School. 39 schools nearby.
Nearest schools
- West Didsbury CE Primary SchoolPrimary257m
- Cavendish Primary SchoolPrimary294m
- Didsbury High SchoolSecondary799m
- Old Moat Primary SchoolPrimary1.0km
Nearest stops
- Clyde RoadBus stop114m
- The MetropolitanBus stop194m
- Withington Community HospBus stop232m
- West Didsbury (Manchester Metrolink)Tram stop257m
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 2NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
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-eraGround Floor FlatEPC CPre-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 £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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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 21 23 is modelled from its 29 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in M20 2NJ. 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 21 23, 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 21 23 was lodged in July 2025 at band C and is valid until July 2035. 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 21 23. 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 39 schools and 30 stops listed are measured in a straight line from M20 2NJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 23 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 21 23, Clyde Road, Manchester, M20 2NJ. Each answer is also embedded as structured data for search engines.
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- Every home in M20 2NJSold prices, values and energy ratings for the postcode
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