Model valuation£417,0008 Busby Close
Local market context
22 Baldock Road, Manchester, M20 6JG
2 planning records
Estimated value
£660,000
- Since the 2018 sale (£474,500)+39%
- Against M20 6JG's recent median (£425,000)+55%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
145 m²
1561 sq ft
Energy rating
D
Score 67
Council tax
Band D
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
£660,000
- Against its 2018 sale (£474,500)+39%
- Against M20 6JG's recent median (£425,000)+55%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Baldock Road is modelled from its 145 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M20 6JG. 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
145 m² from the EPC lodged in April 2016
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in M20 6JG
5 sales, median £425,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
Price for 22 Baldock Road has grown more than fourfold since the 1997 starting point.
Sales timeline
26 July 2018Most recent
£474,500
+544.3%over 21 years10 April 1997
£73,650
Median price across the last 5 sales in M20 6JG: £425,000 (2024–2019).
Nearby sales in M20 6JG
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 22 Baldock Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Baldock Road is a four-bedroom detached house in Manchester (M20 6JG). It has a recorded floor area of 145 m² (around 1561 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (April 2016) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from April 2016, so improvements made since then won't be reflected. Other recorded features include a balcony. The home occupies a cul-de-sac position.
At 145 m² the property is well over the postcode median (88 m² across 15 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 1997–2018, sale prices on this property compounded at 9.1% per year. Today's modelled estimate of £660,000 is 39.1% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£304/sq ft) was about 42.7% above the typical sold price in the postcode. Last changed hands 8 years ago, in July 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
- Bedrooms4
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenYes
- BalconyYes
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 22 Baldock 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Apr 2026
Current Certificate
Apr 2016EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 April 2026
Planning history
Applications and permits filed against 22 Baldock Road, Manchester, M20 6JG, sourced from the PlanIt planning register.
22 Baldock Road has an approved single-storey rear extension on the planning record.
2 applications on record at 22 Baldock Road, Manchester, M20 6JG
2decisions2extensions19documents1nearby
- May 2006ConservatoryFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension to form conservatory
Extension- Documents
- 6 docs on file
- Reference
- 079032/FH/2006/S2
- More recent applications — locked
- ExtensionJul 2013Decision
Unlock 22 Baldock Road, Manchester, M20 6JG'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 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Baldock Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Baldock Road outperforms the street on floor area by a wide margin.
Price per m²
£3,272
Street avg £3,451
Floor Area
145 m²
Street avg 91 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
5.2 t/year
Street avg 4.7 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
Willow Way — bus stop.
Closest school
0.2 km
The Barlow RC High School and Specialist Science College. 33 schools nearby.
Nearest schools
- The Barlow RC High School and Specialist Science CollegeSecondary228m
- St Catherine's RC Primary SchoolPrimary270m
- Beaver Road Primary SchoolPrimary600m
- Didsbury CofE Primary SchoolPrimary819m
Nearest stops
- Willow WayBus stop68m
- Barlow High SchoolBus stop200m
- Parrs Wood RoadBus stop202m
- Kingsfield DriveBus stop237m
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 6JG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.5dB
Night-time· 23:00 – 07:00
42.4dB
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
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Early 20th centuryDetached HouseEPC D
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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 22 Baldock Road is modelled from its 145 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M20 6JG. 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 22 Baldock 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 22 Baldock Road was lodged in April 2016 at band D and expired in April 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 22 Baldock 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 33 schools and 30 stops listed are measured in a straight line from M20 6JG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Baldock Road 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 22 Baldock Road, Manchester, M20 6JG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 6JGSold prices, values and energy ratings for the postcode
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- 22 Baldock Road, Manchester valuationHow the estimate is built and what moves it
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