Model valuation£417,0008 Busby Close
Local market context
2a, Adamson Gardens, Manchester, M20 2TQ
3 planning records
Estimated value
£443,000
- Since the 1995 sale (£125,750)+252%
- Against M20 2TQ's recent median (£430,000)+3%
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
End terrace
Habitable rooms
3
From EPC
Floor area
73 m²
786 sq ft
Energy rating
D
Score 68
Council tax
Band E
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
£443,000
- Against its 1995 sale (£125,750)+252%
- Against M20 2TQ's recent median (£430,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2TQ. 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
73 m² from the EPC lodged in February 2023
Sales of this home
1 sale recorded, the latest in 1995
Recent sales in M20 2TQ
5 sales, median £430,000 (2026–2023)
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 | 1 of 3 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.
2a's estimated value is more than triple its earliest registered sale price (1995).
Sales timeline
3 February 1995Most recent
£125,750
Median price across the last 5 sales in M20 2TQ: £430,000 (2026–2023).
Nearby sales in M20 2TQ
2d, Adamson Gardens, Manchester, M20 2TQ
Sold May 2026
£495,0002f, Adamson Gardens, Manchester, M20 2TQ
Sold Feb 2026
£390,0003 Adamson Gardens, Manchester, M20 2TQ
Sold Aug 2023
£430,0002 Adamson Gardens, Manchester, M20 2TQ
Sold Jul 2023
£335,00015 Adamson Gardens, Manchester, M20 2TQ
Sold Aug 2022
£230,000
What this page doesn't show
1 potential issue has already been flagged for 2a, Adamson Gardens, Manchester, M20 2TQ. 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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is an end-of-terrace house in Manchester (M20 2TQ). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (February 2023) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2009); the latest reading is one band lower. Between certificates, lighting dropped from Very Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.
Untraded for 32 years, with the last transfer in February 1995. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £443,000 sits 252.3% above the 1995 sale of £125,750. On a £-per-square-foot basis, the last sale (£160/sq ft) was about 30.9% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).
Before you decide
Everything you need to know about 2a
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.
Current Certificate(1 of 10)
Feb 2023
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 February 2033
Property Improvements
Changes detected from historical EPC data
Aug 2010from May 2009
EPC improved fromC72toD67
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
75%24%
Low energy lighting percentage decreased
Sept 2010from Aug 2010
Heating Controls
FullProg + Stat
Heating controls changed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
24%50%
More low energy lighting installed
Jun 2012from Jun 2011
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Aug 2015from Jun 2012
EPC improved fromD67toC69
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
42%100%
More low energy lighting installed
Jun 2020from Aug 2015
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
100%43%
Low energy lighting percentage decreased
Nov 2020from Jun 2020
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
43%100%
More low energy lighting installed
May 2021from Nov 2020
EPC improved fromC69toD68
Heating Controls
FullProg + Stat
Heating controls changed
Feb 2023from May 2021
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Low Energy Lighting
100%27%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 2a, Adamson Gardens, Manchester, M20 2TQ, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at 2a, Adamson Gardens, Manchester, M20 2TQ
3decisions2extensions16documents1nearby
Flagged:RetrospectiveDemolition
- Aug 2008ExtensionFullOutcome in report
Extension: Two storey · Side of property
Erection of a two storey side extension and re-roofing of existing garage to form additional living accommodation
- Documents
- 7 docs on file
- Reference
- 086912/FH/2008/S2
- More recent applications — locked
- AmendmentJul 2013Decision
- DemolitionApr 2012Decision
Unlock 2a, Adamson Gardens, Manchester, M20 2TQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Adamson Gardens homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 2a stands well clear of the street.
Price per m²
£1,723
Street avg £3,606
Floor Area
73 m²
Street avg 84 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.8 t/year
Street avg 2.9 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.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Marie Louise Gardens — bus stop.
Closest school
0.9 km
Didsbury CofE Primary School. 31 schools nearby.
Nearest schools
- Didsbury CofE Primary SchoolPrimary892m
- Beaver Road Primary SchoolPrimary1.1km
- St Ambrose RC Primary SchoolPrimary1.1km
- West Didsbury CE Primary SchoolPrimary1.2km
Nearest stops
- Marie Louise GardensBus stop157m
- Hayescroft GardensBus stop202m
- Spath RoadBus stop383m
- Withington Golf ClubBus stop383m
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 2TQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
44.5dB
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
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Late 20th centurySemi-Detached HouseEPC D
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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 2a is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2TQ. 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 2a. 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 2a was lodged in February 2023 at band D and is valid until February 2033. 10 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2a. 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 31 schools and 30 stops listed are measured in a straight line from M20 2TQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a is in council tax band E. 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 2a, Adamson Gardens, Manchester, M20 2TQ. Each answer is also embedded as structured data for search engines.
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- Every home in M20 2TQSold prices, values and energy ratings for the postcode
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