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

5 planning records

Estimated value

£509,000

  • Since the 2004 sale (£280,000)+82%
  • Against M25 9NJ's recent median (£490,000)+4%

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
5
Bathrooms
3
Floor area
116 m²
1249 sq ft
Energy rating
D
Score 66
Council tax
Band F
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

£509,000

  • Against its 2004 sale (£280,000)+82%
  • Against M25 9NJ's recent median (£490,000)+4%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Butt Hill Road is modelled from its 116 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

    116 m² from the EPC lodged in April 2023

  • Sales of this home

    1 sale recorded, the latest in 2004

  • 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
Planning1 of 5 applicationsFull 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.

2 Butt Hill Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 27 August 2004Most 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

One time fee only - money back guarantee

Overview

About 2 Butt Hill Road

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

2 Butt Hill Road is a five-bedroom detached house in Prestwich, Manchester, Manchester (M25 9NJ). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (April 2023) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since May 2009. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Very Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. Records show the property has been extended at some point in its history. The home occupies a corner plot.

Untraded for 22 years, with the last transfer in August 2004. Today's modelled estimate of £509,000 sits 81.8% above the 2004 sale of £280,000. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. At 116 m² it's 18.9% smaller than the typical home in the postcode (143 m² median across 22 EPCs).

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

  • Bedrooms5
  • Bathrooms3

Outside

  • Private gardenYes
  • DrivewayYes
  • Corner plotYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 2 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 3)
Apr 2023

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 26 April 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2020from May 2009
EPC improved fromD66toC74
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Hot Water
Very GoodGood

Hot water efficiency decreased

Low Energy Lighting
0%100%

More low energy lighting installed

Apr 2023from Oct 2020
EPC improved fromC74toD66
Planning

Planning history

Applications and permits filed against 2 Butt Hill Road, Prestwich, Manchester, M25 9NJ, sourced from the PlanIt planning register.

2 Butt Hill Road has been through 4 approved planning applications — a well-evolved property.

5 applications on record at 2 Butt Hill Road, Prestwich, Manchester, M25 9NJ

5decisions2extensions19documents1nearby
Flagged:Retrospective
  1. Nov 2004
    Loft ConversionFull
    Outcome in report

    EXTENSION ON NORTHERN ELEVATION AND LOFT CONVERSION WITH DORMERS

    Extension
    Documents
    1 doc on file
    Reference
    43332
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. OutbuildingDecision

+ 2 more applications in the report

Unlock 2 Butt Hill Road, Prestwich, Manchester, M25 9NJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (5 on record)
  • All 5 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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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, 2 Butt Hill Road stands well clear of the street.

Price per m²

£2,414

Street avg £2,763

Below

Floor Area

116 m²

Street avg 175 m²

Strongly below

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

4.7 t/year

Street avg 8.3 t/year

Strongly above
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 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC 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.

From £795 · 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.
£499k

1 Butterstile Lane, Prestwich

M25 9PW

5 bed2 bath
£412k

1 Beckley Avenue, Prestwich

M25 9GY

4 bed2 bath
£388k

1 Buckingham Road, Prestwich

M25 9NE

4 bed
£347k

1 Butterstile Close, Prestwich

M25 9RS

4 bed3 bath
£312k

1 Butterstile Avenue, Prestwich

M25 9JR

4 bed2 bath
£343k

1 Crosslands, Prestwich

M25 9QT

3 bed
£260k

1 Agecroft Road East, Prestwich

M25 9RQ

3 bed
£450k

1 Butt Hill Road, Prestwich

M25 9NJ

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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 2 Butt Hill Road is modelled from its 116 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 2 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 2 Butt Hill Road was lodged in April 2023 at band D and is valid until April 2033. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 2 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
2 Butt Hill Road 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Butt Hill Road, Prestwich, Manchester, M25 9NJ. Each answer is also embedded as structured data for search engines.

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