Model valuation£417,0008 Busby Close
Local market context
2 Arras Grove, Denton, Manchester, M34 2WS
2 planning records
Estimated value
£275,000
- Since the 2018 sale (£177,500)+55%
- Against M34 2WS's recent median (£160,000)+72%
Newest record on this page: April 2025. 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
86 m²
926 sq ft
Energy rating
E
Score 43
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
£275,000
- Against its 2018 sale (£177,500)+55%
- Against M34 2WS's recent median (£160,000)+72%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Arras Grove is modelled from its 86 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M34 2WS. 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
86 m² from the EPC lodged in December 2017
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in M34 2WS
3 sales, median £160,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Sales timeline
19 July 2018Most recent
£177,500
Median price across the last 3 sales in M34 2WS: £160,000 (2025–2016).
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 2 Arras Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Arras Grove is a three-bedroom semi-detached house in Denton, Manchester, Manchester (M34 2WS). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (December 2017) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since December 2016. Between certificates, roof efficiency dropped from Good to Very Poor and lighting dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 73), a 2-band jump.
Today's modelled estimate of £275,000 sits 54.9% above the 2018 sale of £177,500. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Last sold in July 2018, so it's been off the market for around 8 years.
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
- Dining roomYes
Outside
- Private gardenRear
- GarageYes
Before you decide
Everything you need to know about 2 Arras 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.
2 Arras Grove's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Dec 2017
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 December 2027
Planning history
Applications and permits filed against 2 Arras Grove, Denton, Manchester, M34 2WS, sourced from the PlanIt planning register.
2 Arras Grove has an approved side and rear extension on the planning record.
2 applications on record at 2 Arras Grove, Denton, Manchester, M34 2WS
2decisions2extensions17documents3nearby
- Aug 2024PorchFullOutcome in report
Single storey rear extension, two storey side extension and new porch
Extension- Documents
- 9 docs on file
- Reference
- 24/00609/FUL
- More recent applications — locked
- ExtensionApr 2025Decision
Unlock 2 Arras Grove, Denton, Manchester, M34 2WS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Arras Grove homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Arras Grove is notably below the street on epc rating.
EPC Rating
43 (E)
Street avg 63 (D)
Floor Area
86 m²
Street avg 77 m²
CO₂ Emissions
6.7 t/year
Street avg 3.5 t/year
Habitable Rooms
6 rooms
Street avg 4 rooms
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
Thornley Lane — bus stop.
Closest school
0.4 km
Oasis Academy Aspinal. 46 schools nearby.
Nearest schools
- Oasis Academy AspinalPrimary352m
- Dane Bank Primary SchoolPrimary577m
- Denton West End Primary SchoolPrimary703m
- Rushbrook Primary AcademyPrimary1.0km
Nearest stops
- Thornley LaneBus stop122m
- Burnfield RoadBus stop132m
- Tindall StreetBus stop137m
- Beresford CrescentBus stop146m
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.
Road noise across the postcode
Modelled day and night-time noise levels around M34 2WS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
42.1dB
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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC E
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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.
£277k
1 Ashbrook Avenue, Denton
M34 2QJ
3 bed1 bath
£266k
1 Balmoral Drive, Denton
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3 bed
£257k
1 Coppice Walk, Denton
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3 bed
£248k
1 Clarkson Close, Denton
M34 2DS
3 bed
£208k
1 Cedar Grove, Denton
M34 2BD
3 bed1 bath
£200k
1 Cooke Street, Denton
M34 2AG
3 bed1 bath
£188k
1 Ash Road, Denton
M34 2WE
3 bed
£265k
1 Ainsworth Close, Denton
M34 2PZ
2 bed1 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 2 Arras Grove is modelled from its 86 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M34 2WS. 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 Arras 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 2 Arras Grove was lodged in December 2017 at band E and is valid until December 2027. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Arras 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 4 months, which places each incident at an approximate point. The 46 schools and 30 stops listed are measured in a straight line from M34 2WS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Arras 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 2 Arras Grove, Denton, Manchester, M34 2WS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M34 2WSSold prices, values and energy ratings for the postcode
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- 2 Arras Grove, Denton, Manchester valuationHow the estimate is built and what moves it
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