21, WOODLANDS ROAD, MANCHESTER, M8 9LF - £480,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

21 WOODLANDS ROAD is a very large semi-detached house of 275m², built sometime before 1900. It was last sold for £480,000 in April 2021, which was around 25% above the average April 2021 detached price in the Manchester local authority area. The most recent EPC inspection was February 2021, where the current energy rating was D, and the potential energy rating was C.

21 WOODLANDS ROAD Sold Prices

Land registry data shows three sales for 21 WOODLANDS ROAD 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 WOODLANDS ROAD sales were for above the average price, whilst one was 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 16 APR	£480,000	£383,690	25% above HPI
2008 28 NOV	£241,000	£204,096	18% above HPI
1996 30 AUG	£47,500	£62,033	23% below HPI

21 WOODLANDS 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 three 21 WOODLANDS ROAD sales between August 1996 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 November 2008 sale was for 18% above the HPI. So the extrapolation line tracks at 18% above the HPI over time, until the April 2021 sale, where it rises to 25% above the HPI. The line then continues to track at 25% above the HPI.

How Large is 21 WOODLANDS ROAD?

21 WOODLANDS ROAD is 275m² according to the EPC inspection conducted in February 2021. This puts it in the largest 10% 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 WOODLANDS ROAD lies on this distribution: 96% of detached houses are smaller than 21 WOODLANDS ROAD, and 4% of houses are larger. Note that EPC data is not available for all properties in Manchester.

21 WOODLANDS ROAD: Plot and Title Map

21 WOODLANDS ROAD sits on a plot of roughly 0.139 of an acre, or 564m². The below map shows the location of 21 WOODLANDS 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 21 WOODLANDS 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 21 WOODLANDS ROAD?

21 WOODLANDS ROAD is located in MANCHESTER, in the M8 postcode district. The below map shows the position of No. 21 on WOODLANDS ROAD.