Model valuation£417,0008 Busby Close
Local market context
11 Ash Grove, Worsley, Manchester, M28 7EH
Estimated value
£280,000
- Since the 2007 sale (£143,000)+96%
- Against M28 7EH's recent median (£235,000)+19%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
111 m²
1195 sq ft
Energy rating
D
Score 64
Council tax
Band B
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
£280,000
- Against its 2007 sale (£143,000)+96%
- Against M28 7EH's recent median (£235,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Ash Grove is modelled from its 111 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M28 7EH. 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
111 m² from the EPC lodged in October 2015
Sales of this home
1 sale recorded, the latest in 2007
Recent sales in M28 7EH
5 sales, median £235,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
6 September 2007Most recent
£143,000
Median price across the last 5 sales in M28 7EH: £235,000 (2025–2023).
Nearby sales in M28 7EH
8 Ash Grove, Worsley, Manchester, M28 7EH
Sold May 2025
£260,0003 Ash Grove, Worsley, Manchester, M28 7EH
Sold Mar 2024
£235,00030 Ash Grove, Worsley, Manchester, M28 7EH
Sold Dec 2023
£185,00024 Ash Grove, Worsley, Manchester, M28 7EH
Sold Jun 2023
£212,00013 Ash Grove, Worsley, Manchester, M28 7EH
Sold Jan 2023
£241,000
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 11 Ash Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Ash Grove is a four-bedroom semi-detached house in Worsley, Manchester, Manchester (M28 7EH). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (October 2015) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from October 2015, so improvements made since then won't be reflected.
It hasn't traded since September 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £280,000 sits 95.8% above the 2007 sale of £143,000. At 111 m² it's 18.1% larger than the typical home in the postcode (94 m² median across 23 EPCs).
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
Outside
- Private gardenYes
- DrivewayYes
Before you decide
Everything you need to know about 11 Ash Grove
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Oct 2025
Current Certificate
Oct 2015EPC Rating
A
B
C
D
D64
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
Expired on 12 October 2025
Planning history
Applications and permits filed against 11 Ash Grove, Worsley, Manchester, M28 7EH, sourced from the PlanIt planning register.
11 Ash Grove 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.
Versus other Ash Grove homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 11 Ash Grove runs comfortably ahead of the street norm.
Price per m²
£1,288
Street avg £1,902
Floor Area
111 m²
Street avg 94 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
4.7 t/year
Street avg 3.7 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.
Rail-style transport is unusually close for this postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Lime Grove — bus stop.
Closest school
0.1 km
Mesne Lea Primary School. 30 schools nearby.
Nearest schools
- Mesne Lea Primary SchoolPrimary136m
- Christ The King RC Primary SchoolPrimary570m
- Co-op Academy WalkdenSecondary647m
- James Brindley Community Primary SchoolPrimary748m
Nearest stops
- Lime GroveBus stop111m
- Worsley CollegeBus stop189m
- Co-op Academy WalkdenBus stop217m
- Shaving LaneBus stop241m
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 7EH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
45.7dB
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 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC D
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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.
£420k
1 Ainsley Grove, Worsley
M28 7DX
4 bed
£424k
1 Blakefield Drive, Worsley
M28 7DW
4 bed4 bath
£264k
1 Ash Grove, Worsley
M28 7EH
3 bed1 bath
£264k
1 Claughton Avenue, Worsley
M28 7UB
3 bed
£300k
1 Beck Grove, Worsley
M28 7JH
3 bed1 bath
£533k
1 Bellpit Close, Worsley
M28 7XH
4 bed2 bath
£540k
1 Broadway, Worsley
M28 7DS
4 bed2 bath
£604k
1 Ellerbeck Crescent, Worsley
M28 7XN
4 bed2 bath
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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 11 Ash Grove is modelled from its 111 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M28 7EH. 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 11 Ash Grove. 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 11 Ash Grove was lodged in October 2015 at band D and expired in October 2025, 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 11 Ash Grove. 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 30 schools and 30 stops listed are measured in a straight line from M28 7EH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Ash Grove is in council tax band B. 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 11 Ash Grove, Worsley, Manchester, M28 7EH. Each answer is also embedded as structured data for search engines.
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- Every home in M28 7EHSold prices, values and energy ratings for the postcode
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- 11 Ash Grove, Worsley, Manchester valuationHow the estimate is built and what moves it
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