What type of property is 2 Tomcroft Lane, M34 2DL?

2 Tomcroft Lane, M34 2DL is a semi-detached house.

When did 2 Tomcroft Lane, M34 2DL last change hands?

2 Tomcroft Lane, M34 2DL last sold for £147,500 in November 2016, around 10 years ago. Land Registry has 3 sales on record going back to £44,500 in April 1999. Source: HM Land Registry.

How has the value of 2 Tomcroft Lane, M34 2DL changed over time?

Across 3 sales between April 1999 and November 2016, 2 Tomcroft Lane, M34 2DL rose from £44,500 to £147,500, a change of £103,000. That works out to roughly +7.1% per year compounded over 18 years. Source: HM Land Registry.

What is the EPC rating for 2 Tomcroft Lane, M34 2DL?

The current EPC rating for 2 Tomcroft Lane, M34 2DL is D with a score of 55 out of 100, lodged in December 2013. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 2 Tomcroft Lane, M34 2DL?

2 Tomcroft Lane, M34 2DL has a recorded floor area of 57 m² (614 sq ft). That makes it about 35% smaller than the median EPC-recorded property in M34 2DL. Source: EPC Register.

How is 2 Tomcroft Lane, M34 2DL heated?

The latest EPC at 2 Tomcroft Lane, M34 2DL records mains gas as the main heating fuel. Source: EPC Register.

Are there any planning records for 2 Tomcroft Lane, M34 2DL?

2 Tomcroft Lane, M34 2DL has council approval for single-storey extension granted in November 2006 under ref. 06/01494/FUL. Source: PlanIt planning register.

What council tax band is 2 Tomcroft Lane, M34 2DL?

2 Tomcroft Lane, M34 2DL is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Where is 2 Tomcroft Lane, M34 2DL located?

2 Tomcroft Lane, M34 2DL sits in Denton, Manchester, Manchester. It falls within the M34 postcode district.

Is 2 Tomcroft Lane, M34 2DL in a safe area?

Police records around 2 Tomcroft Lane, M34 2DL show an average of 1 reported crimes per month over the last 4 months. Violent crime makes up roughly 60% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 2 Tomcroft Lane, M34 2DL?

The closest primary school to 2 Tomcroft Lane, M34 2DL is Greswell Primary School and Nursery (292m), one of 20 primaries within walking distance. The closest secondary is St Thomas More RC College (605m), with 6 secondaries in the surrounding area.

What transport links are near 2 Tomcroft Lane, M34 2DL?

The closest bus stop to 2 Tomcroft Lane, M34 2DL is Town Lane, 144m away. In total there are 30 bus stops within the surrounding area.

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2 Tomcroft Lane, Denton, Manchester, M34 2DL

3 sales on record1 planning record

Estimated value

£219,000

Since the 2016 sale (£147,500)+48%
Against M34 2DL's recent median (£305,500)-28%

Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Semi-detached

Habitable rooms

From EPC

Floor area

57 m²

614 sq ft

Energy rating

Score 55

Council tax

Band B

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

£219,000

Against its 2016 sale (£147,500)+48%
Against M34 2DL's recent median (£305,500)-28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Tomcroft Lane is modelled from its 57 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M34 2DL. 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
57 m² from the EPC lodged in December 2013
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in M34 2DL
5 sales, median £305,500 (2023–2021)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: August 2023	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

Price

Sales history & valuation

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

2 Tomcroft Lane has more than tripled in price since its earliest registered sale in 1999.

Sales timeline

25 November 2016Most recent
£147,500
+96.8%over 13 years
28 February 2003
£74,950
+68.4%over 3 years
29 April 1999
£44,500

Median price across the last 5 sales in M34 2DL: £305,500 (2023–2021).

Nearby sales in M34 2DL

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 2 Tomcroft Lane

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

2 Tomcroft Lane is a semi-detached house in Denton, Manchester, Manchester (M34 2DL). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (December 2013) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 82), a 2-band jump. The latest certificate is from December 2013, so improvements made since then won't be reflected.

At 57 m² it sits well below the postcode median (87 m² across 7 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2006. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2016, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £219,000 is 48.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 51.9% above the typical sold price in the postcode. Last sold in November 2016, so it's been off the market for around 10 years.

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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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 03 Dec 2023

Current Certificate

Dec 2013

EPC Rating

D55

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

3.3 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 3 December 2023

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against 2 Tomcroft Lane, Denton, Manchester, M34 2DL, sourced from the PlanIt planning register.

2 Tomcroft Lane has an approved single-storey extension on the planning record.

1 application on record at 2 Tomcroft Lane, Denton, Manchester, M34 2DL

1decisions1extensions5documents3nearby

Nov 2006
ExtensionFull
Outcome in report
Extension: Single storey
First floor extension
Documents
5 docs on file
Reference
06/01494/FUL
Full record in report

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Every decision — granted, refused or withdrawn (1 on record)
All 1 application on this property in full, plus 3 notable nearby
The 5 documents, officer reports & conditions
What the pattern means for extending or converting here

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On the street

Versus other Tomcroft Lane homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, 2 Tomcroft Lane runs well behind the street norm.

Price per m²

£2,588

Street avg £2,403

Above

Floor Area

57 m²

Street avg 97 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

3.3 t/year

Street avg 4.4 t/year

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

1/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Town Lane — bus stop.

Closest school

0.3 km

Greswell Primary School and Nursery. 26 schools nearby.

Nearest schools

Greswell Primary School and NurseryPrimary292m
St Thomas More RC CollegeSecondary605m
St Mary's RC Primary SchoolPrimary765m
Corrie Primary SchoolPrimary971m

Nearest stops

Town LaneBus stop144m
Shoecroft AvenueBus stop184m
Shoecroft AvenueBus stop194m
Auburn RoadBus stop211m

Most reported crime locally

Violence & Sexual Offences3 reports60%
Other Crime2 reports40%

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 M34 2DL from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

50.7dB

Low

Night-time road noise heatmap for M34 2DL

Night-time· 23:00 – 07:00

41.0dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

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Late 20th centurySemi-Detached HouseEPC D

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Comparables

Similar properties nearby

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

£208k

1 Cedar Grove, Denton

M34 2BD

3 bed1 bath

£200k

1 Cooke Street, Denton

M34 2AG

3 bed1 bath

£245k

1 Arras Grove, Denton

M34 2WS

£248k

1 Clarkson Close, Denton

M34 2DS

3 bed

£251k

1 Belford Avenue, Denton

M34 2LE

£252k

1 Ashwood Avenue, Denton

M34 2PA

£188k

1 Ash Road, Denton

M34 2WE

3 bed

£257k

1 Coppice Walk, Denton

M34 2DE

3 bed

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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 Tomcroft Lane is modelled from its 57 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M34 2DL. 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. 3 sales are recorded for 2 Tomcroft 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 2 Tomcroft Lane was lodged in December 2013 at band D and expired in December 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. 1 application is matched to 2 Tomcroft 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 4 months, which places each incident at an approximate point. The 26 schools and 30 stops listed are measured in a straight line from M34 2DL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 2 Tomcroft Lane 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Tomcroft Lane, Denton, Manchester, M34 2DL. Each answer is also embedded as structured data for search engines.

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2 Tomcroft Lane, Denton, Manchester, M34 2DL

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in M34 2DL

Everything you need to know about 2 Tomcroft Lane

EPC Expired

EPC Rating

Unlock 2 Tomcroft Lane, Denton, Manchester, M34 2DL's full planning history

Nearest schools

Nearest stops

Most reported crime locally

Level 2 HomeBuyer Report

1 Cedar Grove, Denton

1 Cooke Street, Denton

1 Arras Grove, Denton

1 Clarkson Close, Denton

1 Belford Avenue, Denton

1 Ashwood Avenue, Denton

1 Ash Road, Denton

1 Coppice Walk, Denton

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