Model valuation£417,0008 Busby Close
Local market context
32 Ford Lane, Didsbury, Manchester, M20 2TJ
2 planning records
Estimated value
£504,000
- Since the 2013 sale (£288,000)+75%
- Against M20 2TJ's recent median (£660,000)-24%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
92 m²
990 sq ft
Energy rating
D
Score 67
Council tax
Band D
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
£504,000
- Against its 2013 sale (£288,000)+75%
- Against M20 2TJ's recent median (£660,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32 Ford Lane is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2TJ. 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
92 m² from the EPC lodged in January 2014
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in M20 2TJ
5 sales, median £660,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
32 Ford Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 January 2013Most recent
£288,000
Median price across the last 5 sales in M20 2TJ: £660,000 (2025–2018).
Nearby sales in M20 2TJ
18 Ford Lane, Didsbury, Manchester, M20 2TJ
Sold Nov 2025
£730,00034 Ford Lane, Didsbury, Manchester, M20 2TJ
Sold Nov 2024
£660,00038 Ford Lane, Didsbury, Manchester, M20 2TJ
Sold Aug 2022
£660,00030 Ford Lane, Didsbury, Manchester, M20 2TJ
Sold Mar 2019
£450,00050 Ford Lane, Didsbury, Manchester, M20 2TJ
Sold Jul 2018
£525,000
What this page doesn't show
1 potential issue has already been flagged for 32 Ford Lane, Didsbury, Manchester, M20 2TJ. 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 32 Ford Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 Ford Lane is a semi-detached house in Didsbury, Manchester, Manchester (M20 2TJ). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (January 2014) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2012. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 86), a 2-band jump. The latest certificate is from January 2014, so improvements made since then won't be reflected.
Today's modelled estimate of £504,000 sits 75% above the 2013 sale of £288,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Last changed hands 14 years ago, in January 2013. At 92 m² it's 22.4% smaller than the typical home in the postcode (119 m² median across 12 EPCs).
Before you decide
Everything you need to know about 32 Ford Lane
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 29 Jan 2024
Current Certificate(1 of 2)
Jan 2014
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 January 2024
Property Improvements
Changes detected from historical EPC data
Jan 2014from Sept 2012
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 32 Ford Lane, Didsbury, Manchester, M20 2TJ, sourced from the PlanIt planning register.
32 Ford Lane has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 32 Ford Lane, Didsbury, Manchester, M20 2TJ
2decisions2extensions28documents1nearby
- Jan 2014ExtensionFullOutcome in report
Extension: Two storey · Front of property
Erection of two storey front extension to form additional living accommodation
- Documents
- 4 docs on file
- Reference
- 104441/FH/2013/S2
- More recent applications — locked
- ExtensionApr 2015Decision
Unlock 32 Ford Lane, Didsbury, Manchester, M20 2TJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 28 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Ford Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 32 Ford Lane lags the street by a wide margin.
Price per m²
£3,130
Street avg £4,294
Floor Area
92 m²
Street avg 118 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.6 t/year
Street avg 4.6 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
0.4 km
Beaver Road Junior School — bus stop.
Closest school
0.5 km
Didsbury CofE Primary School. 32 schools nearby.
Nearest schools
- Didsbury CofE Primary SchoolPrimary464m
- Beaver Road Primary SchoolPrimary749m
- St Catherine's RC Primary SchoolPrimary967m
- The Barlow RC High School and Specialist Science CollegeSecondary1.1km
Nearest stops
- Beaver Road Junior SchoolBus stop361m
- Grange LaneBus stop391m
- Didsbury VillageBus stop455m
- Fletcher MossBus stop484m
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 2TJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
43.2dB
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
Mid 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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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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 32 Ford Lane is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2TJ. 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 32 Ford Lane. 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 32 Ford Lane was lodged in January 2014 at band D and expired in January 2024, 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. 2 applications are matched to 32 Ford Lane. 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 32 schools and 30 stops listed are measured in a straight line from M20 2TJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 32 Ford Lane 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 32 Ford Lane, Didsbury, Manchester, M20 2TJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 2TJSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 32 Ford Lane, Didsbury, 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