21, NORTHCOTE AVENUE, WYTHENSHAWE, MANCHESTER, M22 9AJ - £188,000

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.

21 NORTHCOTE AVENUE is a small extended detached house of 101m², built sometime between 1996 and 2002, which could now be worth an estimated £408,077. It was last sold for £188,000 in September 2011, which was around 11% below the average September 2011 detached price in the Manchester local authority area. The most recent EPC inspection was May 2014, where the current energy rating was D, and the potential energy rating was C.

21 NORTHCOTE AVENUE Sold Prices

Land registry data shows three sales for 21 NORTHCOTE AVENUE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Manchester local authority area for the corresponding sale date. Two of the three 21 NORTHCOTE AVENUE 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 28 SEP	£188,000	£212,033	11% below HPI
2005 18 JUL	£154,950	£181,605	15% below HPI
2004 14 MAY	£154,975	£141,259	10% above HPI

21 NORTHCOTE AVENUE 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 three 21 NORTHCOTE AVENUE sales between May 2004 and September 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 July 2005 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the September 2011 sale, where it rises to 11% below the HPI. The line then continues to track at 11% below the HPI.

What might 21 NORTHCOTE AVENUE be worth now?

21 NORTHCOTE AVENUE might now be worth an estimated £408,077.

This is based on house price inflation of 117.1%, between September 2011 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 117.1% inflationary increase is applied to the most recent sale price for 21 NORTHCOTE AVENUE of £188,000 on 28th September 2011. For the value to have increased from £188,000 to £408,077 over the fourteen years and seven months to February 2025, the following assumptions must hold true:

• The value of 21 NORTHCOTE AVENUE has moved in line with the HPI for detached houses in the Manchester local authority area.
• The September 2011 sale price of £188,000 represented a fair market value for the property.
• The size, condition, and specification of 21 NORTHCOTE AVENUE has not materially changed since September 2011.

How Large is 21 NORTHCOTE AVENUE?

21 NORTHCOTE AVENUE is 101m², which includes one extension, according to the EPC inspection conducted in May 2014. This puts it in the smallest 40% of detached houses houses in Wythenshawe, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wythenshawe, and where 21 NORTHCOTE AVENUE lies on this distribution: 34% of detached houses houses are smaller than 21 NORTHCOTE AVENUE, and 65% of houses are larger. Note that EPC data is not available for all properties in Wythenshawe.

21 NORTHCOTE AVENUE: Plot and Title Map

21 NORTHCOTE AVENUE sits on a plot of roughly 0.063 of an acre, or 255m². The below map shows the location of 21 NORTHCOTE AVENUE, 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 21 NORTHCOTE AVENUE). 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 21 NORTHCOTE AVENUE?

21 NORTHCOTE AVENUE is located in WYTHENSHAWE, in the M22 postcode district. The below map shows the position of No. 21 on NORTHCOTE AVENUE.