Model valuation£417,0008 Busby Close
Local market context
2a, Essex Avenue, Manchester, M20 6AN
Estimated value
£840,000
- Since the 2014 sale (£440,000)+91%
- Against M20 6AN's recent median (£600,000)+40%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
3
Floor area
183 m²
1970 sq ft
Energy rating
C
Score 71
Council tax
Band E
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
£840,000
- Against its 2014 sale (£440,000)+91%
- Against M20 6AN's recent median (£600,000)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 183 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M20 6AN. 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
183 m² from the EPC lodged in November 2025
Sales of this home
2 sales recorded, the latest in 2014
Recent sales in M20 6AN
5 sales, median £600,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 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.
2a has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
6 July 2014Most recent
£440,000
+144.4%over 11 years20 December 2002
£180,000
Median price across the last 5 sales in M20 6AN: £600,000 (2025–2017).
Nearby sales in M20 6AN
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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a five-bedroom semi-detached house in Manchester (M20 6AN). It has a recorded floor area of 183 m² (around 1970 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (November 2025) shows a C (score 71). The rating has held steady at C across 2 certificates since April 2010. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Average.
Across 2002–2014, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £840,000 sits 90.9% above the 2014 sale of £440,000. On a £-per-square-foot basis, the last sale (£223/sq ft) was about 26.3% below the postcode norm. At 183 m² it's 29.8% larger than the typical home in the postcode (141 m² median across 11 EPCs). Its energy rating outperforms most of the postcode (better than 73% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. On the market in July 2014 and unlisted since — roughly 12 years.
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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- ParkingYes
Before you decide
Everything you need to know about 2a
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 2)
Nov 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 November 2035
Property Improvements
Changes detected from historical EPC data
Nov 2025from Apr 2010
Low Energy Lighting
31%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2a, Essex Avenue, Manchester, M20 6AN, sourced from the PlanIt planning register.
2a 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 Essex Avenue homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 2a runs comfortably ahead of the street norm.
Price per m²
£2,404
Street avg £4,156
Floor Area
183 m²
Street avg 144 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.3 t/year
Street avg 6.6 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
0.1 km
Clayton Avenue — bus stop.
Closest school
0.5 km
Beaver Road Primary School. 41 schools nearby.
Nearest schools
- Beaver Road Primary SchoolPrimary539m
- West Didsbury CE Primary SchoolPrimary691m
- Didsbury CofE Primary SchoolPrimary745m
- St Catherine's RC Primary SchoolPrimary790m
Nearest stops
- Clayton AvenueBus stop111m
- Wilmslow RoadBus stop182m
- Lapwing LaneBus stop231m
- Wilmslow RoadBus stop277m
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 6AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
41.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Late 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 2a is modelled from its 183 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M20 6AN. 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. 2 sales are recorded for 2a. 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 2a was lodged in November 2025 at band C and is valid until November 2035. 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 2a. 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 41 schools and 30 stops listed are measured in a straight line from M20 6AN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a is in council tax band E. 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 2a, Essex Avenue, Manchester, M20 6AN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 6ANSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 2a, Essex Avenue, Manchester valuationHow the estimate is built and what moves it
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