Model valuation£417,0008 Busby Close
Local market context
2 Greylands Road, Manchester, M20 5PJ
Estimated value
£390,000
- Since the 2025 sale (£348,500)+12%
- Against M20 5PJ's recent median (£280,000)+39%
Newest record on this page: December 2025. 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
67 m²
721 sq ft
Energy rating
D
Score 56
Council tax
Band B
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
£390,000
- Against its 2025 sale (£348,500)+12%
- Against M20 5PJ's recent median (£280,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Greylands Road is modelled from its 67 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 5PJ. 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
67 m² from the EPC lodged in October 2020
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in M20 5PJ
5 sales, median £280,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
2 Greylands Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 December 2025Most recent
£348,500
Median price across the last 5 sales in M20 5PJ: £280,000 (2025–2017).
Nearby sales in M20 5PJ
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
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About 2 Greylands Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Greylands Road is a semi-detached house in Manchester (M20 5PJ). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (October 2020) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump.
Most recent transfer was December 2025 at £348,500 — fresh data. Today's modelled estimate of £390,000 is 11.9% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£483/sq ft) was about 87.9% above the typical sold price in the postcode. At 67 m² it's 15.2% smaller than the typical home in the postcode (79 m² median across 11 EPCs).
Before you decide
Everything you need to know about 2 Greylands 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Oct 2020EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 October 2030
Planning history
Applications and permits filed against 2 Greylands Road, Manchester, M20 5PJ, sourced from the PlanIt planning register.
2 Greylands Road has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Greylands Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Greylands Road runs comfortably ahead of the street norm.
Price per m²
£5,201
Street avg £2,900
Floor Area
67 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 t/year
Street avg 3.6 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
0.2 km
Gawsworth Avenue — bus stop.
Closest school
0.2 km
Parrs Wood High School. 35 schools nearby.
Nearest schools
- Parrs Wood High SchoolSecondary249m
- Broad Oak Primary SchoolPrimary450m
- The Barlow RC High School and Specialist Science CollegeSecondary1.1km
- St Catherine's RC Primary SchoolPrimary1.3km
Nearest stops
- Gawsworth AvenueBus stop156m
- Fairmile DriveBus stop198m
- Moor Park RoadBus stop205m
- Fairmile DriveBus stop296m
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 5PJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.3dB
Night-time· 23:00 – 07:00
50.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th centurySemi-Detached HouseEPC DLow flood risk
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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 2 Greylands Road is modelled from its 67 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 5PJ. 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 2 Greylands 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 Greylands Road was lodged in October 2020 at band D and is valid until October 2030. 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 2 Greylands 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 35 schools and 30 stops listed are measured in a straight line from M20 5PJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Greylands Road 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 2 Greylands Road, Manchester, M20 5PJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 5PJSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 2 Greylands 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