Model valuation£417,0008 Busby Close
Local market context
13 Hodnett Avenue, Urmston, Manchester, M41 6LQ
1 planning record
Estimated value
£445,000
- Since the 2021 sale (£365,000)+22%
- Against M41 6LQ's recent median (£242,500)+84%
Newest record on this page: December 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
97 m²
1044 sq ft
Energy rating
E
Score 44
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
£445,000
- Against its 2021 sale (£365,000)+22%
- Against M41 6LQ's recent median (£242,500)+84%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Hodnett Avenue is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M41 6LQ. 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
97 m² from the EPC lodged in April 2014
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in M41 6LQ
4 sales, median £242,500 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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
31 March 2021Most recent
£365,000
+55.3%over 6 years12 June 2014
£235,000
Median price across the last 4 sales in M41 6LQ: £242,500 (2025–2017).
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 13 Hodnett Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Hodnett Avenue is a three-bedroom semi-detached house in Urmston, Manchester, Manchester (M41 6LQ). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (April 2014) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2014. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from April 2014, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a corner plot and a cul-de-sac position.
One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. At 97 m² it's 21.3% larger than the typical home in the postcode (80 m² median across 3 EPCs). Across 2014–2021, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £445,000 is 21.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£350/sq ft) was about 18.4% above the typical sold price in the postcode. Last sale on file: £365,000 in March 2021. 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
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
- Corner plotYes
- Cul-de-sacYes
Building
- Heating systemGas
- Previously extendedYes
Before you decide
Everything you need to know about 13 Hodnett Avenue
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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.
13 Hodnett Avenue's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Apr 2024
Current Certificate(1 of 2)
Apr 2014
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
6.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 April 2024
Property Improvements
Changes detected from historical EPC data
Apr 2014from Mar 2014
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 13 Hodnett Avenue, Urmston, Manchester, M41 6LQ, sourced from the PlanIt planning register.
13 Hodnett Avenue has an approved side and rear extension on the planning record.
1 application on record at 13 Hodnett Avenue, Urmston, Manchester, M41 6LQ
1decisions1extensions12documents
- Apr 2024ExtensionFullOutcome in report
Extension: Side and rear of property
Erection of single storey front, part single/part first floor side and single storey rear extension
- Documents
- 12 docs on file
- Reference
- 113127/HHA/24
Unlock 13 Hodnett Avenue, Urmston, Manchester, M41 6LQ'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 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hodnett Avenue homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 13 Hodnett Avenue runs comfortably ahead of the street norm.
Price per m²
£3,763
Street avg £3,352
Floor Area
97 m²
Street avg 84 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.8 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.
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Flixton Village — bus stop.
Closest school
0.3 km
St Monica's RC Primary School. 19 schools nearby.
Nearest schools
- St Monica's RC Primary SchoolPrimary339m
- St Michael's CofE (Aided) Primary SchoolPrimary486m
- Wellacre Technology AcademySecondary546m
- Acre Hall Primary SchoolPrimary559m
Nearest stops
- Flixton VillageBus stop246m
- Wibbersley ParkBus stop250m
- Flixton Rail StationRailway station319m
- Woodsend RoadBus stop321m
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 6LQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
40.1dB
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.
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1 Hampstead Avenue, Urmston
M41 6HY
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£410k
1 Cambridge Road, Urmston
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£346k
1 Bromley Avenue, Urmston
M41 6HZ
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£335k
1 Compton Close, Urmston
M41 6WG
3 bed1 bath
£322k
1 Devon Road, Urmston
M41 6PN
3 bed
£304k
1 Deanway, Urmston
M41 6WB
3 bed1 bath
£276k
1 Arundel Avenue, Urmston
M41 6NQ
3 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 13 Hodnett Avenue is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M41 6LQ. 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. 2 sales are recorded for 13 Hodnett Avenue. 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 13 Hodnett Avenue was lodged in April 2014 at band E and expired in April 2024, so a new one is needed to sell or let. 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 13 Hodnett Avenue. 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 19 schools and 30 stops listed are measured in a straight line from M41 6LQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Hodnett Avenue 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 13 Hodnett Avenue, Urmston, Manchester, M41 6LQ. Each answer is also embedded as structured data for search engines.
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- Every home in M41 6LQSold prices, values and energy ratings for the postcode
- M 41 property marketPrices, postcodes, schools and transport across the district
- 13 Hodnett Avenue, Urmston, Manchester valuationHow the estimate is built and what moves it
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