21, TANNERY WAY, MANCHESTER, M18 8LH - £420,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

21 TANNERY WAY is a very large extended detached house of 179m², built sometime from 2007 onwards. It was last sold for £420,000 in October 2022, which was around 3% below the average October 2022 detached price in the Manchester local authority area. The most recent EPC inspection was March 2016, where the current energy rating was C, and the potential energy rating was B.

21 TANNERY WAY Sold Prices

Land registry data shows three sales for 21 TANNERY 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 Manchester local authority area for the corresponding sale date. Two of the three 21 TANNERY 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
2022 28 OCT	£420,000	£433,720	3% below HPI
2017 26 SEP	£290,000	£296,125	2% below HPI
2007 25 MAY	£280,000	£211,956	32% above HPI

21 TANNERY WAY 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 TANNERY WAY sales between May 2007 and October 2022 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 September 2017 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the October 2022 sale, where it falls to 3% below the HPI. The line then continues to track at 3% below the HPI.

How Large is 21 TANNERY WAY?

21 TANNERY WAY is 179m², which includes one extension, according to the EPC inspection conducted in March 2016. This puts it in the largest 20% of detached houses in Manchester, based on EPC data. The below chart shows the distribution of detached houses by size in Manchester, and where 21 TANNERY WAY lies on this distribution: 85% of detached houses are smaller than 21 TANNERY WAY, and 15% of houses are larger. Note that EPC data is not available for all properties in Manchester.

21 TANNERY WAY: Plot and Title Map

21 TANNERY WAY sits on a plot of roughly 0.064 of an acre, or 259m². The below map shows the location of 21 TANNERY 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 21 TANNERY 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 21 TANNERY WAY?

21 TANNERY WAY is located in MANCHESTER, in the M18 postcode district. The below map shows the position of No. 21 on TANNERY WAY.