Model valuation£417,0008 Busby Close
Local market context
22 East Meade, Prestwich, Manchester, M25 0JJ
1 planning record
Estimated value
£162,000
- Against M25 0JJ's recent median (£275,000)-41%
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
Floor 1st
Habitable rooms
2
From EPC
Floor area
42 m²
452 sq ft
Energy rating
D
Score 61
Council tax
Band C
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
£162,000
- Against M25 0JJ's recent median (£275,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 East Meade is modelled from its 42 m² EPC floor area, the absence of a 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
42 m² from the EPC lodged in April 2017
Sales of this home
No sale recorded since 1995
Recent sales in M25 0JJ
5 sales, median £275,000 (2025–2020)
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.
22 East Meade has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in M25 0JJ: £275,000 (2025–2020).
Nearby sales in M25 0JJ
21 East Meade, Prestwich, Manchester, M25 0JJ
Sold Oct 2025
£365,00011 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
£275,000
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 22 East Meade
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 East Meade is a semi-detached house in Prestwich, Manchester, Manchester (M25 0JJ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1950-1966 and council tax band C. At 42 m² this is the smallest unit on EPC record across the building (42–198 m²). The building's EPC ratings span E to C across 19 units on file. The latest certificate (April 2017) shows a D (score 61), on the cusp of jumping into the C band.
At 42 m² it sits well below the postcode median (98 m² across 18 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2016. Past consents include an extension and subdivision, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 22 East Meade
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
Apr 2017EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 6 April 2027
Planning history
Applications and permits filed against 22 East Meade, Prestwich, Manchester, M25 0JJ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
1 application on record at 22 East Meade, Prestwich, Manchester, M25 0JJ
1decisions1extensions13documents
Flagged:Subdivision
- Jul 2016SubdivisionFullOutcome in report
Extension: Single storey · Rear of property
Conversion of single dwelling into two apartments; Erection of single storey extension at rear & alterations to gable elevation
Extension- Documents
- 13 docs on file
- Reference
- 60032
Unlock 22 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
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 2 HomeBuyer Report
Mid 20th century1st Floor FlatEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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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1 Beechwood Court, Prestwich
M25 0GP
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£130k
1 Downham Gardens, Prestwich
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1 Downham Grove, Prestwich
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£122k
1 Beechcroft, Sedgley Park Road, Prestwich
M25 0AL
£270k
1 Hope Park Close, Prestwich
M25 0NL
£291k
1 Charlbury Avenue, Prestwich
M25 0FJ
3 bed1 bath
£314k
1 Edenfield Road, Prestwich
M25 0EE
£315k
1 Harrogate Avenue, Prestwich
M25 0LT
3 bed
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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 East Meade is modelled from its 42 m² EPC floor area, the absence of a 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. No sale is recorded for 22 East Meade, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 East Meade was lodged in April 2017 at band D and is valid until April 2027. 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 22 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
- 22 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 22 East Meade, Prestwich, Manchester, M25 0JJ. Each answer is also embedded as structured data for search engines.
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