Model valuation£417,0008 Busby Close
Local market context
21 East Meade, Prestwich, Manchester, M25 0JJ
1 planning record
Estimated value
£387,000
- Since the 2025 sale (£365,000)+6%
- Against M25 0JJ's recent median (£255,000)+52%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
98 m²
1055 sq ft
Energy rating
D
Score 63
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
£387,000
- Against its 2025 sale (£365,000)+6%
- Against M25 0JJ's recent median (£255,000)+52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 East Meade is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M25 0JJ. 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
98 m² from the EPC lodged in July 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in M25 0JJ
5 sales, median £255,000 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Latest sale on 21 East Meade was the highest on Land Registry record across the postcode.
Sales timeline
28 October 2025Most recent
£365,000
Median price across the last 5 sales in M25 0JJ: £255,000 (2024–2015).
Nearby sales in M25 0JJ
11 East Meade, Prestwich, Manchester, M25 0JJ
Sold Feb 2024
£255,00026 East Meade, Prestwich, Manchester, M25 0JJ
Sold Jun 2023
£170,0008 East Meade, Prestwich, Manchester, M25 0JJ
Sold Mar 2021
£290,00010 East Meade, Prestwich, Manchester, M25 0JJ
Sold Sept 2020
£275,00013 East Meade, Prestwich, Manchester, M25 0JJ
Sold May 2015
£212,000
What this page doesn't show
1 potential issue has already been flagged for 21 East Meade, Prestwich, Manchester, M25 0JJ. The detail, evidence and what to ask about it are in the Risks Report.
- A planning decision worth checkingIn 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 21 East Meade
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 East Meade is a semi-detached house in Prestwich, Manchester, Manchester (M25 0JJ). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
It changed hands recently, sold October 2025 for £365,000. On a £-per-square-foot basis, the last sale (£346/sq ft) was about 164.5% above the typical sold price in the postcode. One planning record on file: an extension refused in 2025.
Before you decide
Everything you need to know about 21 East Meade
The true value, the hidden risks and the full sale history, in one report.
A planning decision worth checking
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2024EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 July 2034
Planning history
Applications and permits filed against 21 East Meade, Prestwich, Manchester, M25 0JJ, sourced from the PlanIt planning register.
A a two-storey side and rear extension application was refused at 21 East Meade in 2025.
1 application on record at 21 East Meade, Prestwich, Manchester, M25 0JJ
1decisions1extensions
- May 2025ExtensionFullOutcome in report
Extension: Two storey · Side and rear of property
Two storey side and rear extension
- Reference
- 71436
Unlock 21 East Meade, Prestwich, Manchester, M25 0JJ'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
- What the pattern means for extending or converting here
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Versus other East Meade homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
21 East Meade outperforms the street on price per m² by a wide margin.
Price per m²
£3,724
Street avg £1,932
Floor Area
98 m²
Street avg 107 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.5 t/year
Street avg 5.3 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
0.0 km
King's Road — bus stop.
Closest school
0.2 km
Sedgley Park Community Primary School. 44 schools nearby.
Nearest schools
- Sedgley Park Community Primary SchoolPrimary190m
- St Philip's RC Primary SchoolPrimary679m
- St Monica's RC High School, a Voluntary AcademySecondary689m
- Yesoiday Hatorah Girls AcademyPrimary753m
Nearest stops
- King's RoadBus stop49m
- Park RoadBus stop370m
- The WoodthorpeBus stop375m
- RavenswayBus stop391m
Most reported crime locally
- Violence & Sexual Offences5 reports63%
- Other Theft2 reports25%
- Vehicle Crime1 reports13%
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 M25 0JJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
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
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£386k
1 Fairway, Prestwich
M25 0JF
£412k
1 Hardman Avenue, Prestwich
M25 0HB
3 bed1 bath
£358k
1 East Meade, Prestwich
M25 0JJ
3 bed1 bath
£344k
1 Edgeware Avenue, Prestwich
M25 0DW
3 bed1 bath
£341k
1 Belfield Road, Prestwich
M25 0FN
£340k
1 Lichfield Drive, Prestwich
M25 0HX
£457k
1 Carlton Avenue, Prestwich
M25 0EB
4 bed2 bath
£468k
1 Hartley Avenue, Prestwich
M25 0AT
3 bed1 bath
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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 21 East Meade is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M25 0JJ. 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 21 East Meade. 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 21 East Meade was lodged in July 2024 at band D and is valid until July 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 21 East Meade. 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 5 months, which places each incident at an approximate point. The 44 schools and 30 stops listed are measured in a straight line from M25 0JJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 East Meade 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 21 East Meade, Prestwich, Manchester, M25 0JJ. Each answer is also embedded as structured data for search engines.
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