Model valuation£417,0008 Busby Close
Local market context
13 Ashwood Avenue, Manchester, M20 2YB
Estimated value
£498,000
- Since the 1997 sale (£92,000)+441%
- Against M20 2YB's recent median (£615,000)-19%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 46
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
£498,000
- Against its 1997 sale (£92,000)+441%
- Against M20 2YB's recent median (£615,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Ashwood Avenue is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2YB. 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
116 m² from the EPC lodged in October 2013
Sales of this home
1 sale recorded, the latest in 1997
Recent sales in M20 2YB
5 sales, median £615,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
13 Ashwood Avenue's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
19 December 1997Most recent
£92,000
Median price across the last 5 sales in M20 2YB: £615,000 (2025–2018).
Nearby sales in M20 2YB
What this page doesn't show
1 potential issue has already been flagged for 13 Ashwood Avenue, Manchester, M20 2YB. 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 13 Ashwood Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Ashwood Avenue is a semi-detached house in Manchester (M20 2YB). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2013) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). The latest certificate is from October 2013, so improvements made since then won't be reflected.
It hasn't traded since December 1997, a hold of 29 years that's notably long for the area. 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 £498,000 sits 441.3% above the 1997 sale of £92,000. On a £-per-square-foot basis, the last sale (£74/sq ft) was about 67.4% below the postcode norm.
Before you decide
Everything you need to know about 13 Ashwood 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.
13 Ashwood Avenue's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Oct 2023
Current Certificate
Oct 2013EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 October 2023
Planning history
Applications and permits filed against 13 Ashwood Avenue, Manchester, M20 2YB, sourced from the PlanIt planning register.
13 Ashwood 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 Ashwood Avenue homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Ashwood Avenue is notably below the street on epc rating.
Price per m²
£793
Street avg £3,541
Floor Area
116 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
6.4 t/year
Street avg 6.7 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.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Southern Cemetery — bus stop.
Closest school
0.3 km
St Ambrose RC Primary School. 35 schools nearby.
Nearest schools
- St Ambrose RC Primary SchoolPrimary317m
- Didsbury High SchoolSecondary672m
- Barlow Hall Primary SchoolPrimary955m
- Cavendish Primary SchoolPrimary979m
Nearest stops
- Southern CemeteryBus stop117m
- Southern Cemetery Bus StationBus stop173m
- Princess RoadBus stop179m
- Winster AvenueBus stop188m
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 2YB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.8dB
Night-time· 23:00 – 07:00
47.1dB
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-eraSemi-Detached HouseEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 13 Ashwood Avenue is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 2YB. 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 13 Ashwood 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 13 Ashwood Avenue was lodged in October 2013 at band E and expired in October 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Ashwood 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 35 schools and 30 stops listed are measured in a straight line from M20 2YB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Ashwood Avenue 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 13 Ashwood Avenue, Manchester, M20 2YB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 2YBSold prices, values and energy ratings for the postcode
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- 13 Ashwood Avenue, Manchester valuationHow the estimate is built and what moves it
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