Model valuation£417,0008 Busby Close
Local market context
94 Woodhouse Road, Urmston, Manchester, M41 7WX
Extendable1 planning record
Estimated value
£364,000
- Since the 2024 sale (£285,000)+28%
- Against M41 7WX's recent median (£325,000)+12%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathroom
1
Floor area
100 m²
1076 sq ft
Energy rating
E
Score 49
Council tax
Band D
Tenure
Freehold
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
£364,000
- Against its 2024 sale (£285,000)+28%
- Against M41 7WX's recent median (£325,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 94 Woodhouse Road is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M41 7WX. 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
100 m² from the EPC lodged in December 2015
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in M41 7WX
5 sales, median £325,000 (2026–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
94 Woodhouse Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 August 2024Most recent
£285,000
Median price across the last 5 sales in M41 7WX: £325,000 (2026–2018).
Nearby sales in M41 7WX
78 Woodhouse Road, Urmston, Manchester, M41 7WX
Sold Jan 2026
£325,00096 Woodhouse Road, Urmston, Manchester, M41 7WX
Sold Dec 2023
£395,00090 Woodhouse Road, Urmston, Manchester, M41 7WX
Sold May 2023
£360,00072 Woodhouse Road, Urmston, Manchester, M41 7WX
Sold Aug 2020
£270,00092 Woodhouse Road, Urmston, Manchester, M41 7WX
Sold May 2018
£300,000
What this page doesn't show
1 potential issue has already been flagged for 94 Woodhouse Road, Urmston, Manchester, M41 7WX. 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
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About 94 Woodhouse Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
94 Woodhouse Road is a five-bedroom semi-detached house in Urmston, Manchester, Manchester (M41 7WX). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1950-1966 and council tax band D. Tenure is freehold. The latest certificate (December 2015) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. The latest certificate is from December 2015, so improvements made since then won't be reflected. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.
It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £364,000 is 27.7% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£265/sq ft) was about 43.7% above the typical sold price in the postcode. Most recent transfer: August 2024 at £285,000. One historical planning record sits against the property in 2026.
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
- Bedrooms5
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenFront and rear
- ParkingOff road
Building
- TenureFreehold
- Heating systemGas
- Previously extendedYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 94 Woodhouse 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.
94 Woodhouse Road'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 18 Dec 2025
Current Certificate
Dec 2015EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 December 2025
Planning history
Applications and permits filed against 94 Woodhouse Road, Urmston, Manchester, M41 7WX, sourced from the PlanIt planning register.
1 application on record at 94 Woodhouse Road, Urmston, Manchester, M41 7WX
1 live now0decisions1extensions5documents3nearby
- Apr 2026ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension with a maximum projection of 3.50 metres beyond the original rear wall, a maximum height of 2.70 metres and eaves height of 2.50 metres. Application for prior approval under part 1 of schedule 2 class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).
- Documents
- 5 docs on file
- Reference
- 118872/PAH/26
Unlock 94 Woodhouse Road, Urmston, Manchester, M41 7WX's full planning history
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- Every decision — granted, refused or withdrawn
- 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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Versus other Woodhouse Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 94 Woodhouse Road stands well clear of the street.
Price per m²
£2,850
Street avg £3,066
Floor Area
100 m²
Street avg 101 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
6.3 t/year
Street avg 4.7 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Selby Drive — bus stop.
Closest school
0.5 km
Woodhouse Primary School. 30 schools nearby.
Nearest schools
- Woodhouse Primary SchoolPrimary459m
- St Mary's CofE Primary SchoolPrimary951m
- Flixton Primary SchoolPrimary1.1km
- Our Lady of the Rosary RC Primary School, a Voluntary AcademyPrimary1.1km
Nearest stops
- Selby DriveBus stop68m
- Bent LanesBus stop163m
- BroadwayBus stop250m
- Woodhouse RoadBus stop276m
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 7WX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.0dB
Night-time· 23:00 – 07:00
41.6dB
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
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Mid 20th centurySemi-Detached HouseFreeholdEPC ELow flood risk
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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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M41 7AU
5 bed3 bath
£582k
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4 bed3 bath
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£300k
1 Bedford Road, Urmston
M41 7BD
3 bed
£298k
1 Dalveen Avenue, Urmston
M41 7DP
3 bed2 bath
£445k
1 Denstone Avenue, Urmston
M41 7AN
3 bed1 bath
£296k
1 Bent Terrace, Urmston
M41 7NA
3 bed1 bath
£293k
1 Benbecula Way, Urmston
M41 7FR
3 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 94 Woodhouse Road is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M41 7WX. 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 94 Woodhouse 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 94 Woodhouse Road was lodged in December 2015 at band E and expired in December 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. 1 application is matched to 94 Woodhouse 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 30 schools and 30 stops listed are measured in a straight line from M41 7WX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 94 Woodhouse Road 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 94 Woodhouse Road, Urmston, Manchester, M41 7WX. Each answer is also embedded as structured data for search engines.
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- Every home in M41 7WXSold prices, values and energy ratings for the postcode
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