Model valuation£417,0008 Busby Close
Local market context
2c, Adamson Gardens, Manchester, M20 2TQ
4 sales on record1 planning record
Estimated value
£538,000
- Since the 2021 sale (£700,000)-23%
- Against M20 2TQ's recent median (£430,000)+25%
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
Detached
Habitable rooms
7
From EPC
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 67
Council tax
Band F
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
£538,000
- Against its 2021 sale (£700,000)-23%
- Against M20 2TQ's recent median (£430,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2c is modelled from its 105 m² EPC floor area, its 4 recorded sales 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
105 m² from the EPC lodged in June 2012
Sales of this home
4 sales recorded, the latest in 2021
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 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.
Latest sale on 2c was the highest on Land Registry record across the postcode.
Sales timeline
17 October 2021Most recent
£700,000
+93.9%over 6 years29 October 2014
£361,000
+122.8%over 14 years27 April 2000
£162,000
+47.3%over 4 years25 April 1996
£110,000
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 2c, 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 2c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2c is a detached house in Manchester (M20 2TQ). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (June 2012) 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 August 2010. Between certificates, lighting went from Poor to Average; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from June 2012, so improvements made since then won't be reflected.
Across 1996–2021, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £538,000 is 23.1% below the 2021 sale of £700,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£619/sq ft) was about 169.2% above the typical sold price in the postcode. At 105 m² the property is well over the postcode median (74 m² across 20 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). One planning record on file: an extension approved in 2014. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Sold October 2021 for £700,000. 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 2c
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 24 Jun 2022
Current Certificate(1 of 2)
Jun 2012
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 June 2022
Planning history
Applications and permits filed against 2c, 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.
1 application on record at 2c, Adamson Gardens, Manchester, M20 2TQ
1decisions1extensions14documents1nearby
Flagged:Demolition
- Nov 2014DemolitionFullOutcome in report
Extension: Two storey · Rear of property
Erection of two storey rear extension following demolition of existing conservatory
Extension- Documents
- 14 docs on file
- Reference
- 106808/FH/2014/S2
Unlock 2c, 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 (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 14 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.
2c outperforms the street on price per m² by a wide margin.
Price per m²
£6,667
Street avg £3,297
Floor Area
105 m²
Street avg 82 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
3.9 t/year
Street avg 2.8 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 centuryDetached 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 2c is modelled from its 105 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 2c. 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 2c was lodged in June 2012 at band D and expired in June 2022, 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. 1 application is matched to 2c. 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
- 2c is in council tax band F. 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 2c, 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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