Model valuation£417,0008 Busby Close
Local market context
23 Barnfield, Urmston, Manchester, M41 9EW
Swimming pool3 sales on record2 planning records
Estimated value
£841,000
- Since the 2009 sale (£423,750)+98%
- Against M41 9EW's recent median (£535,000)+57%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
225 m²
2419 sq ft
Energy rating
F
Score 37
Council tax
Band G
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
£841,000
- Against its 2009 sale (£423,750)+98%
- Against M41 9EW's recent median (£535,000)+57%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Barnfield is modelled from its 225 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 9EW. 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
225 m² from the EPC lodged in February 2009
Sales of this home
3 sales recorded, the latest in 2009
Recent sales in M41 9EW
5 sales, median £535,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
23 Barnfield saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
11 October 2009Most recent
£423,750
-4.8%over 3 years3 March 2006
£445,000
+15.6%over 1 year22 April 2004
£385,000
Median price across the last 5 sales in M41 9EW: £535,000 (2025–2020).
Nearby sales in M41 9EW
45 Barnfield, Urmston, Manchester, M41 9EW
Sold Jan 2025
£535,00019 Barnfield, Urmston, Manchester, M41 9EW
Sold Jul 2024
£1,950,00051 Barnfield, Urmston, Manchester, M41 9EW
Sold Aug 2023
£452,00035 Barnfield, Urmston, Manchester, M41 9EW
Sold Jun 2021
£485,00027 Barnfield, Urmston, Manchester, M41 9EW
Sold Dec 2020
£815,000
What this page doesn't show
1 potential issue has already been flagged for 23 Barnfield, Urmston, Manchester, M41 9EW. 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 23 Barnfield
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Barnfield is a four-bedroom detached house in Urmston, Manchester, Manchester (M41 9EW). It has a recorded floor area of 225 m² (around 2419 sq ft), construction records dating it to 1900-1929 and council tax band G. There is a swimming pool on the plot, uncommon for the area. The latest certificate (February 2009) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would push it to E (score 44). The latest certificate is from February 2009, so improvements made since then won't be reflected.
It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 225 m² the property is well over the postcode median (123 m² across 20 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2004–2009, sale prices on this property compounded at 1.8% per year. Today's modelled estimate of £841,000 sits 98.5% above the 2009 sale of £423,750. On a £-per-square-foot basis, the last sale (£175/sq ft) was about 28.7% below the postcode norm. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Bedrooms4
- Dining roomYes
Outside
- GarageYes
- Swimming poolYes
Before you decide
Everything you need to know about 23 Barnfield
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.
23 Barnfield sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Feb 2019
Current Certificate
Feb 2009EPC Rating
A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 February 2019
Planning history
Applications and permits filed against 23 Barnfield, Urmston, Manchester, M41 9EW, sourced from the PlanIt planning register.
2 applications on record at 23 Barnfield, Urmston, Manchester, M41 9EW
2decisions2extensions7documents3nearby
- Sept 2010ExtensionFullOutcome in report
Erection of side extension to form garage; formation of raised decking area to rear of property and formation of lightwell to front of property.
- Documents
- 4 docs on file
- Reference
- 75502/HHA/2010
- More recent applications — locked
- Loft ConversionSept 2012Decision
Unlock 23 Barnfield, Urmston, Manchester, M41 9EW'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Barnfield homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Barnfield is notably below the street on co₂ emissions.
Price per m²
£1,886
Street avg £3,204
Floor Area
225 m²
Street avg 151 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
16.0 t/year
Street avg 7.0 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
Roebuck Hotel — bus stop.
Closest school
0.8 km
English Martyrs' RC Primary School, a Voluntary Academy. 26 schools nearby.
Nearest schools
- English Martyrs' RC Primary School, a Voluntary AcademyPrimary759m
- Urmston Primary SchoolPrimary858m
- Urmston Grammar AcademySecondary887m
- Flixton Girls SchoolSecondary921m
Nearest stops
- Roebuck HotelBus stop179m
- Dartford RoadBus stop367m
- Snowden AvenueBus stop412m
- Chassen Road Rail StationRailway station492m
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 9EW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
40.3dB
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 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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 Chetwynd Avenue, Urmston
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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 23 Barnfield is modelled from its 225 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 9EW. 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 23 Barnfield. 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 23 Barnfield was lodged in February 2009 at band F and expired in February 2019, 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. 2 applications are matched to 23 Barnfield. 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 26 schools and 30 stops listed are measured in a straight line from M41 9EW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Barnfield is in council tax band G. 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 23 Barnfield, Urmston, Manchester, M41 9EW. Each answer is also embedded as structured data for search engines.
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- Every home in M41 9EWSold prices, values and energy ratings for the postcode
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