Model valuation£417,0008 Busby Close
Local market context
2a, Circular Road, Manchester, M20 3LP
3 sales on record1 planning record
Estimated value
£372,000
- Since the 2009 sale (£226,000)+65%
- Against M20 3LP's recent median (£260,500)+43%
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
Semi-detached
Habitable rooms
6
From EPC
Floor area
104 m²
1119 sq ft
Energy rating
D
Score 68
Council tax
Band C
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
£372,000
- Against its 2009 sale (£226,000)+65%
- Against M20 3LP's recent median (£260,500)+43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 104 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M20 3LP. 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
104 m² from the EPC lodged in November 2015
Sales of this home
3 sales recorded, the latest in 2009
Recent sales in M20 3LP
5 sales, median £260,500 (2026–2025)
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.
Sale price has at least doubled since 1999.
Sales timeline
14 May 2009Most recent
£226,000
+28.4%over 5 years15 December 2003
£176,000
+107.1%over 4 years19 April 1999
£85,000
Median price across the last 5 sales in M20 3LP: £260,500 (2026–2025).
Nearby sales in M20 3LP
24 Circular Road, Manchester, M20 3LP
Sold May 2026
£287,500Princess Court, Flat 8, 38 Circular Road, Manchester, M20 3LP
Sold Apr 2026
£260,500Flat 3, 18 Circular Road, Manchester, M20 3LP
Sold Feb 2026
£180,00044 Circular Road, Manchester, M20 3LP
Sold Nov 2025
£300,000Princess Court, Flat 7, 38 Circular Road, Manchester, M20 3LP
Sold Jul 2025
£210,000
What this page doesn't show
1 potential issue has already been flagged for 2a, Circular Road, Manchester, M20 3LP. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 a semi-detached house in Manchester (M20 3LP). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2015) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from November 2015, so improvements made since then won't be reflected.
Held since May 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 104 m² the property is well over the postcode median (71 m² across 41 EPCs), placing it in the larger end of the local stock. Across 1999–2009, sale prices on this property compounded at 10.2% per year. Today's modelled estimate of £372,000 sits 64.6% above the 2009 sale of £226,000. One historical planning record sits against the property in 2016.
Before you decide
Everything you need to know about 2a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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 06 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 November 2025
Planning history
Applications and permits filed against 2a, Circular Road, Manchester, M20 3LP, sourced from the PlanIt planning register.
1 application on record at 2a, Circular Road, Manchester, M20 3LP
1decisions1extensions5documents18nearby
- Mar 2016ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior notification of proposed larger home extension for single storey rear extension with a rearward projection of 3.5m, maximum eaves height of 2.5m and total roof height of 3.6m
- Documents
- 5 docs on file
- Reference
- 111341/PDE/2016/S2
Unlock 2a, Circular Road, Manchester, M20 3LP'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 18 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Circular Road homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 2a runs comfortably ahead of the street norm.
Price per m²
£2,173
Street avg £5,647
Floor Area
104 m²
Street avg 121 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
3.0 t/year
Street avg 5.7 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.
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
Circular Road — bus stop.
Closest school
0.3 km
West Didsbury CE Primary School. 44 schools nearby.
Nearest schools
- West Didsbury CE Primary SchoolPrimary298m
- St Paul's CofE Primary SchoolPrimary574m
- St Cuthbert's RC Primary SchoolPrimary656m
- Cavendish Primary SchoolPrimary671m
Nearest stops
- Circular RoadBus stop137m
- Circular RoadBus stop140m
- The ChristieBus stop214m
- Oak RoadBus stop222m
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 3LP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
42.8dB
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 2 HomeBuyer Report
Early 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 104 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M20 3LP. 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. 3 sales are 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 November 2015 at band D and expired in November 2025, 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. 1 application is 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 44 schools and 30 stops listed are measured in a straight line from M20 3LP, 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 C. 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, Circular Road, Manchester, M20 3LP. Each answer is also embedded as structured data for search engines.
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