Model valuation£417,0008 Busby Close
Local market context
5 Greylands Road, Manchester, M20 5PJ
Extendable2 planning records
Estimated value
£350,000
- Since the 2016 sale (£190,000)+84%
- Against M20 5PJ's recent median (£340,000)+3%
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
Bedrooms
3
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
E
Score 41
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
£350,000
- Against its 2016 sale (£190,000)+84%
- Against M20 5PJ's recent median (£340,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Greylands Road is modelled from its 72 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
72 m² from the EPC lodged in June 2016
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in M20 5PJ
5 sales, median £340,000 (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 | 1 of 2 applications | 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.
5 Greylands Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 September 2016Most recent
£190,000
Median price across the last 5 sales in M20 5PJ: £340,000 (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
One time fee only - money back guarantee
About 5 Greylands Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Greylands Road is a three-bedroom semi-detached house in Manchester (M20 5PJ). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (June 2016) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on electricity. The latest certificate is from June 2016, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £350,000 sits 84.2% above the 2016 sale of £190,000. On a £-per-square-foot basis, the last sale (£245/sq ft) was about 23.8% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 10 years since the last transfer (September 2016).
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
- Dining roomYes
- CloakroomYes
Outside
- Private gardenFront and rear
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 5 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.
5 Greylands Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Jun 2026
Current Certificate
Jun 2016EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 June 2026
Planning history
Applications and permits filed against 5 Greylands Road, Manchester, M20 5PJ, sourced from the PlanIt planning register.
5 Greylands Road has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 5 Greylands Road, Manchester, M20 5PJ
2decisions2extensions14documents1nearby
- Dec 2016ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Erection of a part single/part two storey rear extension to provide additional living accommodation
- Documents
- 5 docs on file
- Reference
- 114408/FH/2016
- More recent applications — locked
- ExtensionJul 2021Decision
Unlock 5 Greylands Road, Manchester, M20 5PJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Greylands Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
5 Greylands Road is notably below the street on epc rating.
Price per m²
£2,639
Street avg £3,221
Floor Area
72 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.2 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
Get a survey for this property
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Mid 20th centurySemi-Detached HouseEPC ELow 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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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 5 Greylands Road is modelled from its 72 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 5 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 5 Greylands Road was lodged in June 2016 at band E and expired in June 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 5 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
- 5 Greylands 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 5 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
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