2, BECKSIDE, TYLDESLEY, MANCHESTER, M29 8JP - £347,500

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

2 BECKSIDE is a very large extended detached house of 203m², built sometime between 1983 and 1990, which could now be worth an estimated £511,031. It was last sold for £347,500 in November 2018, which was around 64% above the average November 2018 detached price in the Wigan local authority area. The most recent EPC inspection was February 2018, where the current energy rating was D, and the potential energy rating was C.

2 BECKSIDE Sold Prices

Land registry data shows two sales for 2 BECKSIDE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wigan local authority area for the corresponding sale date. Both of the two 2 BECKSIDE sales were 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
2018 12 NOV	£347,500	£211,733	64% above HPI
2001 5 OCT	£163,000	£89,029	83% above HPI

2 BECKSIDE 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 two 2 BECKSIDE sales from October 2001 and November 2018 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 October 2001 sale was for 83% above the HPI. So the extrapolation line tracks at 83% above the HPI over time, until the November 2018 sale, where it falls to 64% above the HPI. The line then continues to track at 64% above the HPI.

What might 2 BECKSIDE be worth now?

2 BECKSIDE might now be worth an estimated £511,031.

This is based on house price inflation of 47.1%, between November 2018 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 47.1% inflationary increase is applied to the most recent sale price for 2 BECKSIDE of £347,500 on 12th November 2018. For the value to have increased from £347,500 to £511,031 over the seven years and nine months to February 2025, the following assumptions must hold true:

• The value of 2 BECKSIDE has moved in line with the HPI for detached houses in the Wigan local authority area.
• The November 2018 sale price of £347,500 represented a fair market value for the property.
• The size, condition, and specification of 2 BECKSIDE has not materially changed since November 2018.

How Large is 2 BECKSIDE?

2 BECKSIDE is 203m², which includes one extension, according to the EPC inspection conducted in February 2018. This puts it in the largest 10% 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 2 BECKSIDE lies on this distribution: 99% of detached houses houses are smaller than 2 BECKSIDE, and 1% of houses are larger. Note that EPC data is not available for all properties in Tyldesley.

2 BECKSIDE: Plot and Title Map

2 BECKSIDE sits on a plot of roughly 0.140 of an acre, or 568m². The below map shows the location of 2 BECKSIDE, 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 2 BECKSIDE). 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 2 BECKSIDE?

2 BECKSIDE is located in TYLDESLEY, in the M29 postcode district. The below map shows the position of No. 2 on BECKSIDE.