12, GOAT WILLOW ROAD, MANCHESTER, M9 7GQ - £240,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

12 GOAT WILLOW ROAD is a small detached house of 88m², which could now be worth an estimated £284,852. It was last sold for £240,000 in April 2021, which was around 38% below the average April 2021 detached price in the Manchester local authority area. The most recent EPC inspection was June 2017, where the current energy rating was B, and the potential energy rating was A.

12 GOAT WILLOW ROAD Sold Prices

Land registry data shows two sales for 12 GOAT WILLOW ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Manchester local authority area for the corresponding sale date. Both of the two 12 GOAT WILLOW ROAD sales were for below 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
2021 30 APR	£240,000	£387,775	38% below HPI
2017 28 JUL	£209,995	£287,635	27% below HPI

12 GOAT WILLOW ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Manchester local authority area over time, sourced from the HPI. The two 12 GOAT WILLOW ROAD sales from July 2017 and April 2021 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 July 2017 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the April 2021 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might 12 GOAT WILLOW ROAD be worth now?

12 GOAT WILLOW ROAD might now be worth an estimated £284,852.

This is based on house price inflation of 18.7%, between April 2021 and February 2025, for detached houses, in the Manchester local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 18.7% inflationary increase is applied to the most recent sale price for 12 GOAT WILLOW ROAD of £240,000 on 30th April 2021. For the value to have increased from £240,000 to £284,852 over the four years and two months to February 2025, the following assumptions must hold true:

• The value of 12 GOAT WILLOW ROAD has moved in line with the HPI for detached houses in the Manchester local authority area.
• The April 2021 sale price of £240,000 represented a fair market value for the property.
• The size, condition, and specification of 12 GOAT WILLOW ROAD has not materially changed since April 2021.

How Large is 12 GOAT WILLOW ROAD?

12 GOAT WILLOW ROAD is 88m² according to the EPC inspection conducted in June 2017. This puts it in the smallest 30% of detached houses houses in Manchester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Manchester, and where 12 GOAT WILLOW ROAD lies on this distribution: 25% of detached houses houses are smaller than 12 GOAT WILLOW ROAD, and 74% of houses are larger. Note that EPC data is not available for all properties in Manchester.

12 GOAT WILLOW ROAD: Plot and Title Map

12 GOAT WILLOW ROAD sits on a plot of roughly 18.1 acres, or 73,259m². The below map shows the location of 12 GOAT WILLOW ROAD, 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 12 GOAT WILLOW ROAD). 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 12 GOAT WILLOW ROAD?

12 GOAT WILLOW ROAD is located in MANCHESTER, in the M9 postcode district. The below map shows the position of No. 12 on GOAT WILLOW ROAD.