Model valuation£417,0008 Busby Close
Local market context
2 Glenmere Road, Manchester, M20 5PH
Extendable3 sales on record1 planning record
Estimated value
£418,000
- Since the 2018 sale (£275,000)+52%
- Against M20 5PH's recent median (£235,000)+78%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
86 m²
926 sq ft
Energy rating
D
Score 57
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
£418,000
- Against its 2018 sale (£275,000)+52%
- Against M20 5PH's recent median (£235,000)+78%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Glenmere Road is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M20 5PH. 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
86 m² from the EPC lodged in September 2018
Sales of this home
3 sales recorded, the latest in 2018
Recent sales in M20 5PH
5 sales, median £235,000 (2023–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
2 Glenmere Road has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
23 November 2018Most recent
£275,000
+34.8%over 13 years10 February 2005
£204,000
+100.0%over 2 years5 December 2002
£102,000
Median price across the last 5 sales in M20 5PH: £235,000 (2023–2007).
Nearby sales in M20 5PH
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 2 Glenmere Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Glenmere Road is a three-bedroom semi-detached house in Manchester (M20 5PH). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band C. Other recorded features include a loft. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The home occupies a corner plot. The latest certificate (September 2018) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 78).
Across 2002–2018, sale prices on this property compounded at 6.4% per year. Today's modelled estimate of £418,000 sits 52% above the 2018 sale of £275,000. On a £-per-square-foot basis, the last sale (£297/sq ft) was about 56.3% above the typical sold price in the postcode. One planning record on file: an extension approved in 2022. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 86 m² it's 25.5% larger than the typical home in the postcode (69 m² median across 10 EPCs). Last sale on file: £275,000 in November 2018.
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
- Bedrooms3
- Bathrooms1
- Open-plan layoutYes
- LoftYes
Outside
- Private gardenSouth-east-facing
- GarageSingle, Integral
- Corner plotYes
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 2 Glenmere Road
The true value, the hidden risks and the full sale history, in one report.
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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
Sept 2018EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 September 2028
Planning history
Applications and permits filed against 2 Glenmere Road, Manchester, M20 5PH, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at 2 Glenmere Road, Manchester, M20 5PH
1decisions1extensions10documents1nearby
Flagged:Demolition
- Sept 2022DemolitionFullOutcome in report
Extension: Single storey · Side of property
Erection of a single storey side extension following demolition of existing utility together with the insertion of an additional first floor window to the side elevation
Extension- Documents
- 10 docs on file
- Reference
- 134525/FH/2022
Unlock 2 Glenmere Road, Manchester, M20 5PH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Glenmere Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Glenmere Road outperforms the street on floor area by a wide margin.
Price per m²
£3,198
Street avg £2,900
Floor Area
86 m²
Street avg 70 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.8 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
Gawsworth Avenue — bus stop.
Closest school
0.2 km
Parrs Wood High School. 34 schools nearby.
Nearest schools
- Parrs Wood High SchoolSecondary167m
- Broad Oak Primary SchoolPrimary500m
- The Barlow RC High School and Specialist Science CollegeSecondary1.1km
- St Catherine's RC Primary SchoolPrimary1.2km
Nearest stops
- Gawsworth AvenueBus stop95m
- Moor Park RoadBus stop129m
- Fairmile DriveBus stop266m
- Mellington AvenueBus stop315m
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 5PH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.9dB
Night-time· 23:00 – 07:00
50.4dB
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 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)Low flood risk
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
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 2 Glenmere Road is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M20 5PH. 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. 3 sales are recorded for 2 Glenmere 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 2 Glenmere Road was lodged in September 2018 at band D and is valid until September 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. 1 application is matched to 2 Glenmere 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 34 schools and 30 stops listed are measured in a straight line from M20 5PH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Glenmere 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 2 Glenmere Road, Manchester, M20 5PH. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 5PHSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 2 Glenmere 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