Model valuation£417,0008 Busby Close
Local market context
12 Whimberry Way, Withington, Manchester, M20 4SG
Estimated value
£201,000
- Since the 2002 sale (£94,950)+112%
- Against M20 4SG's recent median (£205,000)-2%
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
End terrace
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
C
Score 75
Council tax
Band B
Tenure
Private Rental
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
£201,000
- Against its 2002 sale (£94,950)+112%
- Against M20 4SG's recent median (£205,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Whimberry Way is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4SG. 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
53 m² from the EPC lodged in February 2020
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in M20 4SG
5 sales, median £205,000 (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 | 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.
Sales timeline
1 May 2002Most recent
£94,950
Median price across the last 5 sales in M20 4SG: £205,000 (2026–2023).
Nearby sales in M20 4SG
18 Whimberry Way, Withington, Manchester, M20 4SG
Sold May 2026
£205,00022 Whimberry Way, Withington, Manchester, M20 4SG
Sold Nov 2024
£201,00032 Whimberry Way, Withington, Manchester, M20 4SG
Sold Jul 2024
£310,0005 Whimberry Way, Withington, Manchester, M20 4SG
Sold Mar 2023
£295,00039 Whimberry Way, Withington, Manchester, M20 4SG
Sold Nov 2022
£170,000
What this page doesn't show
1 potential issue has already been flagged for 12 Whimberry Way, Withington, Manchester, M20 4SG. 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 12 Whimberry Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Whimberry Way is a two-bedroom end-of-terrace house in Withington, Manchester, Manchester (M20 4SG). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1996-2002 and council tax band B. The latest certificate (February 2020) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since December 2009. Between certificates, lighting went from Poor to Very Good. At 53 m² this is the 3rd smallest of 32 units on EPC record in the building, where floor areas span 51–115 m². The building's EPC ratings span D to B across 32 units on file.
Held since May 2002 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £201,000 sits 111.7% above the 2002 sale of £94,950. At 53 m² it sits well below the postcode median (101 m² across 31 EPCs), making it one of the more compact homes locally.
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
Outside
- ParkingAllocated
Building
- RefurbishedYes
Before you decide
Everything you need to know about 12 Whimberry Way
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.
Current Certificate(1 of 2)
Feb 2020
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Rented
Certificate validity
Valid until 27 February 2030
Property Improvements
Changes detected from historical EPC data
Feb 2020from Dec 2009
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Low Energy Lighting
20%78%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Whimberry Way, Withington, Manchester, M20 4SG, sourced from the PlanIt planning register.
12 Whimberry Way has no planning applications on record.
24
But the area is active
24 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Whimberry Way homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
On years held, 12 Whimberry Way stands well clear of the street.
Price per m²
£1,792
Street avg £2,449
Floor Area
53 m²
Street avg 60 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.7 t/year
Street avg 1.5 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
Ladybarn Park — bus stop.
Closest school
0.1 km
Ladybarn Primary School. 47 schools nearby.
Nearest schools
- Ladybarn Primary SchoolPrimary81m
- Mauldeth Road Primary SchoolPrimary485m
- St Cuthbert's RC Primary SchoolPrimary571m
- Burnage Academy for BoysSecondary686m
Nearest stops
- Ladybarn ParkBus stop102m
- Heyscroft RoadBus stop341m
- Parsonage RoadBus stop347m
- Briarfield RoadBus stop355m
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 4SG 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
41.3dB
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 centuryGround Floor FlatEPC C
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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 12 Whimberry Way is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4SG. 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 12 Whimberry Way. 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 12 Whimberry Way was lodged in February 2020 at band C and is valid until February 2030. 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 12 Whimberry Way. 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 47 schools and 30 stops listed are measured in a straight line from M20 4SG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Whimberry Way is in council tax band B. 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 12 Whimberry Way, Withington, Manchester, M20 4SG. Each answer is also embedded as structured data for search engines.
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Keep exploring
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