Model valuation£417,0008 Busby Close
Local market context
22 Whimberry Way, Withington, Manchester, M20 4SG
6 sales on record
Estimated value
£221,000
- Since the 2024 sale (£201,000)+10%
- Against M20 4SG's recent median (£295,000)-25%
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 2nd
Bedrooms
2
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
C
Score 78
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
£221,000
- Against its 2024 sale (£201,000)+10%
- Against M20 4SG's recent median (£295,000)-25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Whimberry Way is modelled from its 55 m² EPC floor area, its 6 recorded sales 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
55 m² from the EPC lodged in April 2018
Sales of this home
6 sales recorded, the latest in 2024
Recent sales in M20 4SG
5 sales, median £295,000 (2026–2022)
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.
22 Whimberry Way has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
18 November 2024Most recent
£201,000
+19.6%over 1 year31 January 2023
£168,000
+12.0%over 4 years13 September 2018
£150,000
+27.1%over 3 years31 October 2014
£118,000
-11.6%over 10 years23 August 2004
£133,500
+34.9%over 2 years28 February 2002
£98,950
Median price across the last 5 sales in M20 4SG: £295,000 (2026–2022).
Nearby sales in M20 4SG
18 Whimberry Way, Withington, Manchester, M20 4SG
Sold May 2026
£205,00032 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
£170,00028 Whimberry Way, Withington, Manchester, M20 4SG
Sold Jul 2022
£300,000
What this page doesn't show
1 potential issue has already been flagged for 22 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 22 Whimberry Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Whimberry Way is a two-bedroom end-of-terrace house in Withington, Manchester, Manchester (M20 4SG). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1996-2002 and council tax band B. At 55 m² this is the 4th 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. The latest certificate (April 2018) shows a C (score 78), near the top of the C band.
At 55 m² it sits well below the postcode median (101 m² across 31 EPCs), making it one of the more compact homes locally. Most recent transfer: November 2024 at £201,000. Across the public record there are 6 sales, relatively high churn for a single property. Across 2002–2024, sale prices on this property compounded at 3.2% per year. On a £-per-square-foot basis, the last sale (£340/sq ft) was about 84.7% above the typical sold price in the postcode.
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
- Private gardenYes
- ParkingAllocated
Building
- RefurbishedYes
Before you decide
Everything you need to know about 22 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.
22 Whimberry Way's carbon output is low for the local stock.
Current Certificate
Apr 2018EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.4 t/year
Occupancy
Rented
Certificate validity
Valid until 2 April 2028
Planning history
Applications and permits filed against 22 Whimberry Way, Withington, Manchester, M20 4SG, sourced from the PlanIt planning register.
22 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.
22 Whimberry Way outperforms the street on price per m² by a wide margin.
Price per m²
£3,655
Street avg £2,305
Floor Area
55 m²
Street avg 60 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.4 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 century2nd 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 22 Whimberry Way is modelled from its 55 m² EPC floor area, its 6 recorded sales 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. 6 sales are recorded for 22 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 22 Whimberry Way was lodged in April 2018 at band C and is valid until April 2028. 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 22 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
- 22 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 22 Whimberry Way, Withington, Manchester, M20 4SG. Each answer is also embedded as structured data for search engines.
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