Model valuation£417,0008 Busby Close
Local market context
12 Rochester Road, Urmston, Manchester, M41 0RL
1 planning record
Estimated value
£391,000
- Since the 2022 sale (£295,000)+33%
- Against M41 0RL's recent median (£292,500)+34%
Newest record on this page: November 2022. 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
83 m²
893 sq ft
Energy rating
F
Score 35
Council tax
Band C
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
£391,000
- Against its 2022 sale (£295,000)+33%
- Against M41 0RL's recent median (£292,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Rochester Road is modelled from its 83 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M41 0RL. 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
83 m² from the EPC lodged in August 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in M41 0RL
5 sales, median £292,500 (2022–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2022 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
21 April 2022Most recent
£295,000
Median price across the last 5 sales in M41 0RL: £292,500 (2022–2014).
Nearby sales in M41 0RL
2 Rochester Road, Urmston, Manchester, M41 0RL
Sold Aug 2022
£485,00022 Rochester Road, Urmston, Manchester, M41 0RL
Sold Jan 2020
£285,00036 Rochester Road, Urmston, Manchester, M41 0RL
Sold Dec 2019
£327,50010 Rochester Road, Urmston, Manchester, M41 0RL
Sold Oct 2015
£292,5006 Rochester Road, Urmston, Manchester, M41 0RL
Sold Jul 2014
£220,000
What this page doesn't show
1 potential issue has already been flagged for 12 Rochester Road, Urmston, Manchester, M41 0RL. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 12 Rochester Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Rochester Road is a three-bedroom semi-detached house in Urmston, Manchester, Manchester (M41 0RL). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2021) shows an F (score 35), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 78), a 3-band jump.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £391,000 is 32.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£330/sq ft) was about 73.9% above the typical sold price in the postcode. Last sale on file: £295,000 in April 2022. 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
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 12 Rochester Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
12 Rochester Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Aug 2021EPC Rating
A
B
C
D
E
F
F35
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
7.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 August 2031
Planning history
Applications and permits filed against 12 Rochester Road, Urmston, Manchester, M41 0RL, sourced from the PlanIt planning register.
12 Rochester Road has an approved side and rear extension on the planning record.
1 application on record at 12 Rochester Road, Urmston, Manchester, M41 0RL
1decisions1extensions11documents3nearby
- Nov 2022ExtensionFullOutcome in report
Extension: Side and rear of property
Erection of part single/part two storey side and rear extension
- Documents
- 11 docs on file
- Reference
- 108475/HHA/22
Unlock 12 Rochester Road, Urmston, Manchester, M41 0RL'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, plus 3 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rochester Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12 Rochester Road runs well behind the street norm.
Price per m²
£3,554
Street avg £2,639
Floor Area
83 m²
Street avg 106 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
7.5 t/year
Street avg 4.3 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
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Exeter Road — bus stop.
Closest school
0.2 km
Davyhulme Primary School. 27 schools nearby.
Nearest schools
- Davyhulme Primary SchoolPrimary226m
- Kingsway Primary SchoolPrimary633m
- Our Lady of the Rosary RC Primary School, a Voluntary AcademyPrimary706m
- Urmston Primary SchoolPrimary893m
Nearest stops
- Exeter RoadBus stop253m
- Hartford RoadBus stop288m
- Davyhulme ParkBus stop289m
- ShopsBus stop330m
Most reported crime locally
- Violence & Sexual Offences6 reports43%
- Other Crime5 reports36%
- Drugs1 reports7%
- Other Theft1 reports7%
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 M41 0RL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.2dB
Night-time· 23:00 – 07:00
47.0dB
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 F
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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.
£404k
1 Chislehurst Avenue, Urmston
M41 0SG
3 bed2 bath
£409k
1 Dorchester Avenue, Urmston
M41 0QJ
3 bed1 bath
£345k
1 Hartford Road, Urmston
M41 0RZ
3 bed
£336k
1 Chester Avenue, Urmston
M41 0ZH
3 bed1 bath
£472k
1 Furness Road, Urmston
M41 0UQ
3 bed1 bath
£513k
1 Ellaston Drive, Urmston
M41 0XB
3 bed1 bath
£628k
1 Derby Road, Urmston
M41 0UF
3 bed
£440k
1 Exeter Road, Urmston
M41 0RF
5 bed
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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 12 Rochester Road is modelled from its 83 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M41 0RL. 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 12 Rochester Road. 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 12 Rochester Road was lodged in August 2021 at band F and is valid until August 2031. 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 12 Rochester Road. 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 9 months, which places each incident at an approximate point. The 27 schools and 30 stops listed are measured in a straight line from M41 0RL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Rochester Road is in council tax band C. 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 12 Rochester Road, Urmston, Manchester, M41 0RL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M41 0RLSold prices, values and energy ratings for the postcode
- M 41 property marketPrices, postcodes, schools and transport across the district
- 12 Rochester Road, Urmston, 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