Model valuation£417,0008 Busby Close
Local market context
9 Edenfield Lane, Worsley, Manchester, M28 2PP
4 sales on record1 planning record
Estimated value
£409,000
- Since the 2022 sale (£400,000)+2%
- Against M28 2PP's recent median (£350,000)+17%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
110 m²
1184 sq ft
Energy rating
C
Score 71
Council tax
Band D
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
£409,000
- Against its 2022 sale (£400,000)+2%
- Against M28 2PP's recent median (£350,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Edenfield Lane is modelled from its 110 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M28 2PP. 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
110 m² from the EPC lodged in June 2022
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in M28 2PP
5 sales, median £350,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
Price for 9 Edenfield Lane has grown more than fourfold since the 1996 starting point.
Sales timeline
25 November 2022Most recent
£400,000
+100.1%over 13 years4 June 2009
£199,950
+111.6%over 8 years1 December 2000
£94,500
+57.5%over 4 years11 September 1996
£60,000
Median price across the last 5 sales in M28 2PP: £350,000 (2026–2024).
Nearby sales in M28 2PP
40 Edenfield Lane, Worsley, Manchester, M28 2PP
Sold Feb 2026
£273,00024 Edenfield Lane, Worsley, Manchester, M28 2PP
Sold Nov 2025
£350,0007 Edenfield Lane, Worsley, Manchester, M28 2PP
Sold May 2025
£317,33314 Edenfield Lane, Worsley, Manchester, M28 2PP
Sold Jan 2025
£430,00019 Edenfield Lane, Worsley, Manchester, M28 2PP
Sold Jun 2024
£365,000
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
One time fee only - money back guarantee
About 9 Edenfield Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Edenfield Lane is a three-bedroom semi-detached house in Worsley, Manchester, Manchester (M28 2PP). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (June 2022) shows a C (score 71). When first surveyed in March 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Average to Good and window efficiency went from Average to Good. The recommended improvements would push it to B (score 83).
One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. At 110 m² it's 15.2% larger than the typical home in the postcode (96 m² median across 22 EPCs). Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Across 1996–2022, sale prices on this property compounded at 7.5% per year. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 59.4% above the typical sold price in the postcode. Sold November 2022 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 9 Edenfield Lane
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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 2)
Jun 2022
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 June 2032
Property Improvements
Changes detected from historical EPC data
Jun 2022from Mar 2009
EPC improved fromE54toC71
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%73%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Edenfield Lane, Worsley, Manchester, M28 2PP, sourced from the PlanIt planning register.
9 Edenfield Lane has an approved single-storey rear extension on the planning record.
1 application on record at 9 Edenfield Lane, Worsley, Manchester, M28 2PP
1decisions1extensions4documents
- Jul 2014ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Certificate of lawfulness for erection of a single storey rear extension
- Documents
- 4 docs on file
- Reference
- 14/64776/CLUDP
Unlock 9 Edenfield Lane, Worsley, Manchester, M28 2PP'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 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Edenfield Lane homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
9 Edenfield Lane outperforms the street on epc rating by a wide margin.
Price per m²
£3,636
Street avg £3,103
Floor Area
110 m²
Street avg 98 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.2 t/year
Street avg 4.6 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
0.3 km
Granary Lane — bus stop.
Closest school
0.9 km
St Mark's CofE Primary School. 24 schools nearby.
Nearest schools
- St Mark's CofE Primary SchoolPrimary930m
- Westwood Park Community Primary SchoolPrimary1.1km
- St Gilbert's RC Primary SchoolPrimary1.5km
- Broadoak Primary SchoolPrimary1.6km
Nearest stops
- Granary LaneBus stop336m
- Worsley Court HouseBus stop350m
- Chestnut RoadBus stop449m
- Cypress RoadBus stop492m
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 2PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
60.4dB
Night-time· 23:00 – 07:00
54.1dB
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
Mid 20th centurySemi-Detached 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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£394k
1 Beanfield Terrace, Worsley
M28 2SD
3 bed1 bath
£380k
1 Edenfield Lane, Worsley
M28 2PP
3 bed
£465k
1 Cartmel Grove, Worsley
M28 2SF
3 bed1 bath
£357k
1 Crawford Avenue, Worsley
M28 2RE
3 bed1 bath
£484k
1 Douglas Road, Worsley
M28 2SR
3 bed1 bath
£450k
1 Blandford Avenue, Worsley
M28 2JE
4 bed
£499k
1 Dukes Wharf, Worsley
M28 2GS
2 bed2 bath
£283k
1 Chestnut Lodge, Roe Green Avenue, Worsley
M28 2SA
2 bed1 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 9 Edenfield Lane is modelled from its 110 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M28 2PP. 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 9 Edenfield Lane. 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 9 Edenfield Lane was lodged in June 2022 at band C and is valid until June 2032. 2 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 9 Edenfield Lane. 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 24 schools and 30 stops listed are measured in a straight line from M28 2PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Edenfield Lane is in council tax band D. 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 9 Edenfield Lane, Worsley, Manchester, M28 2PP. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in M28 2PPSold prices, values and energy ratings for the postcode
- M 28 property marketPrices, postcodes, schools and transport across the district
- 9 Edenfield Lane, Worsley, Manchester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales