22, OXBOW WAY, WHITEFIELD, MANCHESTER, M45 8SG - £265,000

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

22 OXBOW WAY is a very small detached house of 78m², built sometime between 1996 and 2002, which could now be worth an estimated £293,220. It was last sold for £265,000 in October 2021, which was around 26% below the average October 2021 detached price in the Bury local authority area. The most recent EPC inspection was November 2022, where the current energy rating was C, and the potential energy rating was B.

22 OXBOW WAY Sold Prices

Land registry data shows three sales for 22 OXBOW 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 Bury local authority area for the corresponding sale date. Two of the three 22 OXBOW 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
2021 4 OCT	£265,000	£355,866	26% below HPI
2014 1 OCT	£170,000	£220,762	23% below HPI
1999 27 AUG	£89,200	£85,014	5% above HPI

22 OXBOW WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bury local authority area over time, sourced from the HPI. The three 22 OXBOW WAY sales between August 1999 and October 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 October 2014 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the October 2021 sale, where it falls to 26% below the HPI. The line then continues to track at 26% below the HPI.

What might 22 OXBOW WAY be worth now?

22 OXBOW WAY might now be worth an estimated £293,220.

This is based on house price inflation of 10.6%, between October 2021 and December 2024, for detached houses, in the Bury local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 10.6% inflationary increase is applied to the most recent sale price for 22 OXBOW WAY of £265,000 on 4th October 2021. For the value to have increased from £265,000 to £293,220 over the two years and ten months to December 2024, the following assumptions must hold true:

• The value of 22 OXBOW WAY has moved in line with the HPI for detached houses in the Bury local authority area.
• The October 2021 sale price of £265,000 represented a fair market value for the property.
• The size, condition, and specification of 22 OXBOW WAY has not materially changed since October 2021.

How Large is 22 OXBOW WAY?

22 OXBOW WAY is 78m² according to the EPC inspection conducted in November 2022. This puts it in the smallest 10% of detached houses houses in Whitefield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Whitefield, and where 22 OXBOW WAY lies on this distribution: 7% of detached houses houses are smaller than 22 OXBOW WAY, and 92% of houses are larger. Note that EPC data is not available for all properties in Whitefield.

22 OXBOW WAY: Plot and Title Map

22 OXBOW WAY sits on a plot of roughly 3.7 acres, or 14,817m². The below map shows the location of 22 OXBOW 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 22 OXBOW 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 22 OXBOW WAY?

22 OXBOW WAY is located in WHITEFIELD, in the M45 postcode district. The below map shows the position of No. 22 on OXBOW WAY.