11, BERRYFOLD WAY, ASTLEY, MANCHESTER, M29 7PT - £171,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

11 BERRYFOLD WAY is a large extended detached house of 113m², built sometime between 1983 and 1990, which could now be worth an estimated £307,875. It was last sold for £171,000 in October 2011, which was around 1% below the average October 2011 detached price in the Wigan local authority area. The most recent EPC inspection was July 2011, where the current energy rating was D, and the potential energy rating was D.

11 BERRYFOLD WAY Sold Prices

Land registry data shows three sales for 11 BERRYFOLD WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Wigan local authority area for the corresponding sale date. Two of the three 11 BERRYFOLD WAY sales were for below the average price, whilst one was for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2011 21 OCT	£171,000	£172,943	1% below HPI
2007 14 DEC	£197,500	£201,090	2% below HPI
2002 31 JUL	£125,000	£99,416	26% above HPI

11 BERRYFOLD WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wigan local authority area over time, sourced from the HPI. The three 11 BERRYFOLD WAY sales between July 2002 and October 2011 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 2007 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the October 2011 sale, where it rises to 1% below the HPI. The line then continues to track at 1% below the HPI.

What might 11 BERRYFOLD WAY be worth now?

11 BERRYFOLD WAY might now be worth an estimated £307,875.

This is based on house price inflation of 80%, between October 2011 and February 2025, for detached houses, in the Wigan local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 80% inflationary increase is applied to the most recent sale price for 11 BERRYFOLD WAY of £171,000 on 21st October 2011. For the value to have increased from £171,000 to £307,875 over the fourteen years and eight months to February 2025, the following assumptions must hold true:

• The value of 11 BERRYFOLD WAY has moved in line with the HPI for detached houses in the Wigan local authority area.
• The October 2011 sale price of £171,000 represented a fair market value for the property.
• The size, condition, and specification of 11 BERRYFOLD WAY has not materially changed since October 2011.

How Large is 11 BERRYFOLD WAY?

11 BERRYFOLD WAY is 113m², which includes one extension, according to the EPC inspection conducted in July 2011. This puts it in the largest 40% of detached houses houses in Tyldesley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Tyldesley, and where 11 BERRYFOLD WAY lies on this distribution: 60% of detached houses houses are smaller than 11 BERRYFOLD WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in Tyldesley.

11 BERRYFOLD WAY: Plot and Title Map

11 BERRYFOLD WAY sits on a plot of roughly 0.064 of an acre, or 259m². The below map shows the location of 11 BERRYFOLD WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11 BERRYFOLD WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11 BERRYFOLD WAY?

11 BERRYFOLD WAY is located in ASTLEY, in the M29 postcode district. The below map shows the position of No. 11 on BERRYFOLD WAY.