Model valuation£417,0008 Busby Close
Local market context
16 Cottonfield Road, Manchester, M20 4QW
2 planning records
Estimated value
£369,000
- Since the 2014 sale (£215,000)+72%
- Against M20 4QW's recent median (£296,000)+25%
Newest record on this page: May 2024. 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
90 m²
969 sq ft
Energy rating
E
Score 49
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
£369,000
- Against its 2014 sale (£215,000)+72%
- Against M20 4QW's recent median (£296,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Cottonfield Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4QW. 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
90 m² from the EPC lodged in August 2015
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in M20 4QW
5 sales, median £296,000 (2024–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
16 Cottonfield Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 September 2014Most recent
£215,000
Median price across the last 5 sales in M20 4QW: £296,000 (2024–2017).
Nearby sales in M20 4QW
18 Cottonfield Road, Manchester, M20 4QW
Sold May 2024
£310,0005 Cottonfield Road, Manchester, M20 4QW
Sold Apr 2023
£296,0007 Cottonfield Road, Manchester, M20 4QW
Sold Jan 2020
£283,00012 Cottonfield Road, Manchester, M20 4QW
Sold Sept 2019
£310,00017 Cottonfield Road, Manchester, M20 4QW
Sold Jul 2017
£265,000
What this page doesn't show
1 potential issue has already been flagged for 16 Cottonfield Road, Manchester, M20 4QW. 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
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About 16 Cottonfield Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Cottonfield Road is a semi-detached house in Manchester (M20 4QW). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2015) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since September 2014. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected.
Today's modelled estimate of £369,000 sits 71.6% above the 2014 sale of £215,000. On a £-per-square-foot basis, the last sale (£222/sq ft) was about 29.1% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Last sold in September 2014, so it's been off the market for around 12 years.
Before you decide
Everything you need to know about 16 Cottonfield 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Aug 2025
Current Certificate(1 of 2)
Aug 2015
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 August 2025
Planning history
Applications and permits filed against 16 Cottonfield Road, Manchester, M20 4QW, sourced from the PlanIt planning register.
16 Cottonfield Road has 2 separate extension applications on the council record.
2 applications on record at 16 Cottonfield Road, Manchester, M20 4QW
2decisions2extensions12documents24nearby
- Aug 2020ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Erection of a part single, part two storey side and part single, part two storey rear extension to provide additional living accommodation
- Documents
- 7 docs on file
- Reference
- 127081/FH/2020
- More recent applications — locked
- ExtensionJan 2021Decision
Unlock 16 Cottonfield Road, Manchester, M20 4QW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 24 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cottonfield Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Cottonfield Road is notably below the street on epc rating.
Price per m²
£2,389
Street avg £2,533
Floor Area
90 m²
Street avg 93 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.9 t/year
Street avg 4.4 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
0.3 km
The Christie — bus stop.
Closest school
0.1 km
St Cuthbert's RC Primary School. 48 schools nearby.
Nearest schools
- St Cuthbert's RC Primary SchoolPrimary114m
- St Paul's CofE Primary SchoolPrimary366m
- Ladybarn Primary SchoolPrimary690m
- West Didsbury CE Primary SchoolPrimary915m
Nearest stops
- The ChristieBus stop287m
- Withington St Paul'sBus stop445m
- Oak RoadBus stop450m
- Wilmslow RoadBus stop485m
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 4QW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
41.0dB
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 E
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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 16 Cottonfield Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4QW. 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 16 Cottonfield 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 16 Cottonfield Road was lodged in August 2015 at band E and expired in August 2025, 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. 2 applications are matched to 16 Cottonfield 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 48 schools and 30 stops listed are measured in a straight line from M20 4QW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Cottonfield 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 16 Cottonfield Road, Manchester, M20 4QW. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 4QWSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 16 Cottonfield Road, Manchester valuationHow the estimate is built and what moves it
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