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13 Butt Hill Road, Prestwich, Manchester, M25 9NJ

Extendable

Estimated value

£422,000

  • Since the 2014 sale (£280,000)+51%
  • Against M25 9NJ's recent median (£490,000)-14%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
2
Floor area
132 m²
1421 sq ft
Energy rating
E
Score 51
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£422,000

  • Against its 2014 sale (£280,000)+51%
  • Against M25 9NJ's recent median (£490,000)-14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Butt Hill Road is modelled from its 132 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M25 9NJ. 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

    132 m² from the EPC lodged in March 2013

  • Sales of this home

    1 sale recorded, the latest in 2014

  • Recent sales in M25 9NJ

    5 sales, median £490,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 31 January 2014Most recent

    £280,000

Median price across the last 5 sales in M25 9NJ: £490,000 (2025–2023).

Risks

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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Overview

About 13 Butt Hill Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Butt Hill Road is a two-bedroom detached house in Prestwich, Manchester, Manchester (M25 9NJ). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (March 2013) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. The latest certificate is from March 2013, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.

Today's modelled estimate of £422,000 sits 50.7% above the 2014 sale of £280,000. 13 years since the last transfer (January 2014).

Specifications

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

  • Bedrooms2

Outside

  • Private gardenYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 13 Butt Hill Road

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

13 Butt Hill Road's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 07 Mar 2023

Current Certificate
Mar 2013

EPC Rating

A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
7.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 7 March 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 13 Butt Hill Road, Prestwich, Manchester, M25 9NJ, sourced from the PlanIt planning register.

13 Butt Hill Road 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.

On the street

Versus other Butt Hill Road homes

Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 13 Butt Hill Road stands well clear of the street.

Price per m²

£2,121

Street avg £2,777

Strongly below

Floor Area

132 m²

Street avg 174 m²

Below

Habitable Rooms

5 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

7.8 t/year

Street avg 8.1 t/year

Below
Area

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.
Full Manchester report

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Overbrook Drive — bus stop.

Closest school

0.2 km

Manchester Mesivta School. 35 schools nearby.

Nearest schools

  • Manchester Mesivta SchoolSecondary185m
  • Park View Primary SchoolPrimary336m
  • Yesoiday Hatorah Boys AcademyPrimary374m
  • Yesoiday Hatorah Girls AcademyPrimary387m

Nearest stops

  • Overbrook DriveBus stop180m
  • Butterstile LaneBus stop189m
  • Woodhill DriveBus stop195m
  • Shrewsbury RoadBus stop196m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around M25 9NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M25 9NJ

Daytime· 07:00 – 23:00

52.9dB

Low
Night-time road noise heatmap for M25 9NJ

Night-time· 23:00 – 07:00

43.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached BungalowEPC EExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£226k

1 Carlford Grove, Prestwich

M25 9TN

2 bed1 bath
£343k

1 Crosslands, Prestwich

M25 9QT

3 bed
£260k

1 Agecroft Road East, Prestwich

M25 9RQ

3 bed
£412k

1 Beckley Avenue, Prestwich

M25 9GY

4 bed2 bath
£388k

1 Buckingham Road, Prestwich

M25 9NE

4 bed
£211k

1 Chapel Road, Prestwich

M25 9SS

3 bed2 bath
£179k

1 Belvedere Court, St Anns Road, Prestwich

M25 9LB

3 bed1 bath
£347k

1 Butterstile Close, Prestwich

M25 9RS

4 bed3 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 13 Butt Hill Road is modelled from its 132 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M25 9NJ. 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 13 Butt Hill 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 13 Butt Hill Road was lodged in March 2013 at band E and expired in March 2023, 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. None is matched to 13 Butt Hill 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 5 months, which places each incident at an approximate point. The 35 schools and 30 stops listed are measured in a straight line from M25 9NJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Butt Hill Road 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Butt Hill Road, Prestwich, Manchester, M25 9NJ. Each answer is also embedded as structured data for search engines.

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