Model valuation£417,0008 Busby Close
Local market context
44 Circular Road, Manchester, M20 3LP
4 sales on record
Estimated value
£325,000
- Since the 2025 sale (£300,000)+8%
- Against M20 3LP's recent median (£230,000)+41%
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
Bedrooms
2
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
D
Score 67
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
£325,000
- Against its 2025 sale (£300,000)+8%
- Against M20 3LP's recent median (£230,000)+41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 44 Circular Road is modelled from its 61 m² EPC floor area, its 4 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
61 m² from the EPC lodged in April 2025
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in M20 3LP
5 sales, median £230,000 (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 | 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.
44 Circular Road has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
28 November 2025Most recent
£300,000
+30.4%over 11 years8 October 2014
£230,000
+39.4%over 2 years26 October 2011
£165,000
+161.9%over 12 years20 November 1998
£63,000
Median price across the last 5 sales in M20 3LP: £230,000 (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
£180,000Princess Court, Flat 7, 38 Circular Road, Manchester, M20 3LP
Sold Jul 2025
£210,000Princess Court, Flat 2, 38 Circular Road, Manchester, M20 3LP
Sold Feb 2025
£230,000
What this page doesn't show
1 potential issue has already been flagged for 44 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 44 Circular Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
44 Circular Road is a two-bedroom semi-detached house in Manchester (M20 3LP). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (April 2025) 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 December 2010. Between certificates, hot-water efficiency went from Poor to Good and main heating went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 89), a 2-band jump.
It changed hands recently, sold November 2025 for £300,000. Across 1998–2025, sale prices on this property compounded at 5.9% per year. On a £-per-square-foot basis, the last sale (£457/sq ft) was about 104% above the typical sold price in the postcode. At 61 m² it's 15.3% smaller than the typical home in the postcode (72 m² median across 41 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenRear
- DrivewayYes
Before you decide
Everything you need to know about 44 Circular Road
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.
Current Certificate(1 of 2)
Apr 2025
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 April 2035
Property Improvements
Changes detected from historical EPC data
Apr 2025from Dec 2010
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof Insulation
PartialInsulated
Roof insulation improved
Planning history
Applications and permits filed against 44 Circular Road, Manchester, M20 3LP, sourced from the PlanIt planning register.
44 Circular Road has no planning applications on record.
18
But the area is active
18 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Circular Road homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 44 Circular Road runs well behind the street norm.
Price per m²
£4,918
Street avg £5,451
Floor Area
61 m²
Street avg 123 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
2.7 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
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.
£311k
1 Bradshaw Avenue
M20 3FF
2 bed1 bath
£243k
1 Ince Close
M20 3GJ
2 bed1 bath
£450k
1 Everett Road
M20 3DW
2 bed1 bath
£450k
1 Holly Royde Close
M20 3HR
2 bed2 bath
£200k
1 Brigadier Close
M20 3BX
2 bed1 bath
£650k
1 Lyndhurst Road
M20 3JU
1 bed1 bath
1 Burton Road
M20 3GD
2 bed
£455k
1 Lawnside Mews, Palatine Road
M20 3YD
4 bed
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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 44 Circular Road is modelled from its 61 m² EPC floor area, its 4 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. 4 sales are recorded for 44 Circular Road. 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 44 Circular Road was lodged in April 2025 at band D and is valid until April 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 44 Circular Road. 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
- 44 Circular Road 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 44 Circular Road, Manchester, M20 3LP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 3LPSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 44 Circular Road, 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