Model valuation£417,0008 Busby Close
Local market context
2 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB
1 planning record
Estimated value
£393,000
- Since the 2017 sale (£264,250)+49%
- Against M20 5QB's recent median (£410,000)-4%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedroom
1
Bathrooms
4
Floor area
103 m²
1109 sq ft
Energy rating
C
Score 77
Council tax
Band D
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
£393,000
- Against its 2017 sale (£264,250)+49%
- Against M20 5QB's recent median (£410,000)-4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Holly Tree Farm is modelled from its 103 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 5QB. 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
103 m² from the EPC lodged in August 2019
Sales of this home
1 sale recorded, the latest in 2017
Recent sales in M20 5QB
5 sales, median £410,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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 Holly Tree Farm valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 April 2017Most recent
£264,250
Median price across the last 5 sales in M20 5QB: £410,000 (2026–2022).
Nearby sales in M20 5QB
3 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB
Sold Mar 2026
£425,00075 Broad Oak Lane, Manchester, M20 5QB
Sold Oct 2024
£420,0005 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB
Sold Oct 2023
£397,6001 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB
Sold Nov 2022
£410,00043 Broad Oak Lane, Manchester, M20 5QB
Sold Nov 2022
£400,000
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 Holly Tree Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Holly Tree Farm is a one-bedroom mid-terrace house in Manchester (M20 5QB). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 2007 onwards and council tax band D. The latest certificate (August 2019) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (March 2009); the latest reading is one band lower. Between certificates, hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 89).
Last sold in April 2017, so it's been off the market for around 9 years. Today's modelled estimate of £393,000 is 48.7% above the 2017 sale price. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. One historical planning record sits against the property in 2008.
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
- Bedrooms1
- Bathrooms4
Before you decide
Everything you need to know about 2 Holly Tree Farm
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(1 of 3)
Aug 2019
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 27 August 2029
Property Improvements
Changes detected from historical EPC data
Feb 2016from Mar 2009
Hot Water
Very GoodGood
Hot water efficiency decreased
Walls
GoodVery Good
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Aug 2019from Feb 2016
EPC improved fromB83toC77
Floor Insulation
PartialInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 2 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB, sourced from the PlanIt planning register.
1 application on record at 2 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB
1decisions7documents1nearby
- Mar 2008New BuildFullOutcome in report
Part retrospective application for the erection of 6 no. two storey dwellings with associated landscaping and car parking
- Documents
- 7 docs on file
- Reference
- 085245/FO/2007/S2
Unlock 2 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Broad Oak Lane homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 2 Holly Tree Farm lags the street by a wide margin.
Price per m²
£2,566
Street avg £3,013
Floor Area
103 m²
Street avg 109 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
2.3 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
0.2 km
Tanfield Road — bus stop.
Closest school
0.1 km
Broad Oak Primary School. 30 schools nearby.
Nearest schools
- Broad Oak Primary SchoolPrimary116m
- Parrs Wood High SchoolSecondary734m
- Cheadle Village Primary SchoolPrimary1.3km
- Didsbury CofE Primary SchoolPrimary1.5km
Nearest stops
- Tanfield RoadBus stop242m
- Fairmile DriveBus stop248m
- Riverton RoadBus stop319m
- Broad Oak LaneBus stop322m
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 5QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
61.0dB
Night-time· 23:00 – 07:00
53.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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 2 Holly Tree Farm is modelled from its 103 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 5QB. 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 Holly Tree Farm. 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 Holly Tree Farm was lodged in August 2019 at band C and is valid until August 2029. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Holly Tree Farm. 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 30 schools and 30 stops listed are measured in a straight line from M20 5QB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Holly Tree Farm is in council tax band D. 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 Holly Tree Farm, 19 Broad Oak Lane, Manchester, M20 5QB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 5QBSold prices, values and energy ratings for the postcode
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- 2 Holly Tree Farm, 19 Broad Oak Lane, Manchester valuationHow the estimate is built and what moves it
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