Model valuation£417,0008 Busby Close
Local market context
2a, Elm Road, Manchester, M20 6XB
4 planning records
Estimated value
£785,000
- Since the 2023 sale (£747,000)+5%
- Against M20 6XB's recent median (£336,000)+134%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
3
Floor area
140 m²
1507 sq ft
Energy rating
C
Score 70
Council tax
Band F
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
£785,000
- Against its 2023 sale (£747,000)+5%
- Against M20 6XB's recent median (£336,000)+134%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 6XB. 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
140 m² from the EPC lodged in January 2023
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in M20 6XB
5 sales, median £336,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
2a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
13 August 2023Most recent
£747,000
Median price across the last 5 sales in M20 6XB: £336,000 (2026–2021).
Nearby sales in M20 6XB
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 three-bedroom detached house in Manchester (M20 6XB). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (January 2023) shows a C (score 70). When first surveyed in November 2008 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Average and hot-water efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 81). Other recorded features include a self-contained annexe.
4 planning records sit against the property, 1 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. At 140 m² it's 19.7% larger than the typical home in the postcode (117 m² median across 9 EPCs). On a £-per-square-foot basis, the last sale (£496/sq ft) was about 62.2% above the typical sold price in the postcode. Last sale on file: £747,000 in August 2023.
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
- Bathrooms3
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenRear
- DrivewayYes
Building
- RefurbishedYes
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)
Jan 2023
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 January 2033
Property Improvements
Changes detected from historical EPC data
Jan 2023from Nov 2008
EPC improved fromE48toC70
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Planning history
Applications and permits filed against 2a, Elm Road, Manchester, M20 6XB, sourced from the PlanIt planning register.
Planning history at 2a is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
4 applications on record at 2a, Elm Road, Manchester, M20 6XB
4decisions15documents1nearby
- May 2009Tree WorksTreesOutcome in report
Work to 1 willow tree in front garden and 1 tree in back garden
- Documents
- 3 docs on file
- Reference
- 090026/TCA/2009/S2
- More recent applications — locked
- Tree WorksJan 2024Decision
- Tree WorksDec 2023Decision
+ 1 more application in the report
Unlock 2a, Elm Road, Manchester, M20 6XB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 1 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Elm Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
2a is notably below the street on years held.
Price per m²
£5,336
Street avg £8,742
Floor Area
140 m²
Street avg 255 m²
Habitable Rooms
5 rooms
Street avg 8 rooms
CO₂ Emissions
4.4 t/year
Street avg 11.6 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
Palatine Road — bus stop.
Closest school
0.7 km
West Didsbury CE Primary School. 36 schools nearby.
Nearest schools
- West Didsbury CE Primary SchoolPrimary676m
- Didsbury CofE Primary SchoolPrimary765m
- Beaver Road Primary SchoolPrimary811m
- Cavendish Primary SchoolPrimary857m
Nearest stops
- Palatine RoadBus stop170m
- Parkfield Road SouthBus stop182m
- Queenston RoadBus stop247m
- Hesketh AvenueBus stop276m
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 6XB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
44.2dB
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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Late 20th centuryDetached 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 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 6XB. 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 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 January 2023 at band C and is valid until January 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are 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 36 schools and 30 stops listed are measured in a straight line from M20 6XB, 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 F. 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, Elm Road, Manchester, M20 6XB. Each answer is also embedded as structured data for search engines.
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- Every home in M20 6XBSold prices, values and energy ratings for the postcode
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