Model valuation£417,0008 Busby Close
Local market context
8 Bay Tree Avenue, Worsley, Manchester, M28 2NW
4 sales on record1 planning record
Estimated value
£654,000
- Since the 2021 sale (£580,000)+13%
- Against M28 2NW's recent median (£315,000)+108%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
169 m²
1819 sq ft
Energy rating
C
Score 72
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
£654,000
- Against its 2021 sale (£580,000)+13%
- Against M28 2NW's recent median (£315,000)+108%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Bay Tree Avenue is modelled from its 169 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M28 2NW. 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
169 m² from the EPC lodged in September 2021
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in M28 2NW
5 sales, median £315,000 (2020–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2021 | 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 8 Bay Tree Avenue was the highest on Land Registry record across the postcode.
Sales timeline
16 December 2021Most recent
£580,000
+47.8%over 7 years14 November 2014
£392,500
+35.3%over 4 years22 December 2009
£290,000
+65.7%over 9 years10 March 2000
£175,000
Median price across the last 5 sales in M28 2NW: £315,000 (2020–2014).
Nearby sales in M28 2NW
17 Bay Tree Avenue, Worsley, Manchester, M28 2NW
Sold Nov 2020
£315,0003 Bay Tree Avenue, Worsley, Manchester, M28 2NW
Sold Nov 2018
£390,00012 Bay Tree Avenue, Worsley, Manchester, M28 2NW
Sold Nov 2018
£382,0005 Bay Tree Avenue, Worsley, Manchester, M28 2NW
Sold Jul 2015
£249,9999 Bay Tree Avenue, Worsley, Manchester, M28 2NW
Sold Jul 2014
£312,500
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
About 8 Bay Tree Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Bay Tree Avenue is a four-bedroom detached house in Worsley, Manchester, Manchester (M28 2NW). It has a recorded floor area of 169 m² (around 1819 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (September 2021) shows a C (score 72). When first surveyed in October 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Good, roof efficiency went from Average to Good and window efficiency went from Poor to Average. The recommended improvements would push it to B (score 81). The home occupies a cul-de-sac position.
At 169 m² the property is well over the postcode median (123 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Sold December 2021 for £580,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: an extension approved in 2026. Past consents include an extension, meaningful when judging how the property has evolved. Across 2000–2021, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £654,000 is 12.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£319/sq ft) was about 74.9% above the typical sold price in the postcode.
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- Private gardenFront and rear
- GarageIntegral
- Cul-de-sacYes
Before you decide
Everything you need to know about 8 Bay Tree Avenue
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 3)
Sept 2021
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 September 2031
Property Improvements
Changes detected from historical EPC data
Apr 2010from Oct 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
GoodVery Good
Hot water efficiency improved
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
75%8%
Low energy lighting percentage decreased
Sept 2021from Apr 2010
EPC improved fromD65toC72
Hot Water
Very GoodGood
Hot water efficiency decreased
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
8%75%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Bay Tree Avenue, Worsley, Manchester, M28 2NW, sourced from the PlanIt planning register.
8 Bay Tree Avenue has an approved single-storey front extension on the planning record.
1 application on record at 8 Bay Tree Avenue, Worsley, Manchester, M28 2NW
1decisions1extensions11documents
- Mar 2026ExtensionFullOutcome in report
Extension: Single storey · Front of property
Erection of first floor side / front extension
- Documents
- 11 docs on file
- Reference
- PA/2026/0032
Unlock 8 Bay Tree Avenue, Worsley, Manchester, M28 2NW'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 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
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Versus other Bay Tree Avenue homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 8 Bay Tree Avenue lags the street by a wide margin.
Price per m²
£3,432
Street avg £2,486
Floor Area
169 m²
Street avg 135 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.2 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.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
The Green — bus stop.
Closest school
0.5 km
St Mark's CofE Primary School. 26 schools nearby.
Nearest schools
- St Mark's CofE Primary SchoolPrimary534m
- Broadoak Primary SchoolPrimary1.1km
- Westwood Park Community Primary SchoolPrimary1.3km
- Co-op Academy WalkdenSecondary1.6km
Nearest stops
- The GreenBus stop109m
- Sefton DriveBus stop196m
- Worsley Court HouseBus stop250m
- Worsley Court HouseBus stop266m
Most reported crime locally
- Violence & Sexual Offences7 reports88%
- Criminal Damage & Arson1 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 M28 2NW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
60.1dB
Night-time· 23:00 – 07:00
53.7dB
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£632k
1 Beanfields, Worsley
M28 2PJ
4 bed
£885k
1 Broadlands Road, Worsley
M28 2WU
4 bed1 bath
£450k
1 Blandford Avenue, Worsley
M28 2JE
4 bed
£1m
1 Cavendish Road, Worsley
M28 2TQ
4 bed
£682k
1 Barton Road, Worsley
M28 2PD
5 bed3 bath
£484k
1 Douglas Road, Worsley
M28 2SR
3 bed1 bath
£465k
1 Cartmel Grove, Worsley
M28 2SF
3 bed1 bath
£931k
1 Chatsworth Road, Worsley
M28 2NU
5 bed3 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 8 Bay Tree Avenue is modelled from its 169 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M28 2NW. 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. 4 sales are recorded for 8 Bay Tree Avenue. 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 8 Bay Tree Avenue was lodged in September 2021 at band C and is valid until September 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 Bay Tree Avenue. 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 6 months, which places each incident at an approximate point. The 26 schools and 30 stops listed are measured in a straight line from M28 2NW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Bay Tree Avenue 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 8 Bay Tree Avenue, Worsley, Manchester, M28 2NW. Each answer is also embedded as structured data for search engines.
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