Model valuation£417,0008 Busby Close
Local market context
16 Pytha Fold Road, Manchester, M20 4UH
Estimated value
£332,000
- Since the 2020 sale (£190,000)+75%
- Against M20 4UH's recent median (£282,000)+18%
Newest record on this page: April 2026. 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
C
Score 73
Council tax
Band A
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
£332,000
- Against its 2020 sale (£190,000)+75%
- Against M20 4UH's recent median (£282,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Pytha Fold Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4UH. 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 January 2024
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in M20 4UH
5 sales, median £282,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
5 July 2020Most recent
£190,000
Median price across the last 5 sales in M20 4UH: £282,000 (2026–2022).
Nearby sales in M20 4UH
What this page doesn't show
1 potential issue has already been flagged for 16 Pytha Fold Road, Manchester, M20 4UH. 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 16 Pytha Fold Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Pytha Fold Road is a semi-detached house in Manchester (M20 4UH). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (January 2024) shows a C (score 73). When first surveyed in October 2013 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 86).
Today's modelled estimate of £332,000 sits 74.7% above the 2020 sale of £190,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 28.3% above the typical sold price in the postcode. Last sale on file: £190,000 in July 2020.
Before you decide
Everything you need to know about 16 Pytha Fold 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.
Current Certificate(1 of 2)
Jan 2024
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 January 2034
Property Improvements
Changes detected from historical EPC data
Jan 2024from Oct 2013
EPC improved fromD66toC73
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
20%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Pytha Fold Road, Manchester, M20 4UH, sourced from the PlanIt planning register.
16 Pytha Fold Road 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 Pytha Fold Road homes
Four headline reads against 34 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Pytha Fold Road outperforms the street on epc rating by a wide margin.
Price per m²
£2,111
Street avg £2,476
Floor Area
90 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 2.9 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
Horwood Crescent — bus stop.
Closest school
0.3 km
St Cuthbert's RC Primary School. 46 schools nearby.
Nearest schools
- St Cuthbert's RC Primary SchoolPrimary350m
- Ladybarn Primary SchoolPrimary513m
- St Paul's CofE Primary SchoolPrimary828m
- Burnage Academy for BoysSecondary889m
Nearest stops
- Horwood CrescentBus stop144m
- Heyscroft RoadBus stop176m
- Parkville RoadBus stop354m
- Ladybarn ParkBus stop555m
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 4UH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
39.5dB
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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Mid 20th centurySemi-Detached HouseEPC 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 16 Pytha Fold Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4UH. 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 Pytha Fold 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 Pytha Fold Road was lodged in January 2024 at band C and is valid until January 2034. 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 16 Pytha Fold 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 46 schools and 30 stops listed are measured in a straight line from M20 4UH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Pytha Fold Road is in council tax band A. 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 Pytha Fold Road, Manchester, M20 4UH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 4UHSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 16 Pytha Fold 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