35, WOOD ROAD, MANCHESTER, M16 8BH - £450,000

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.

35 WOOD ROAD is a very large extended detached house of 164m², built sometime between 1900 and 1929, which could now be worth an estimated £990,009. It was last sold for £450,000 in August 2013, which was around 115% above the average August 2013 detached price in the Manchester local authority area. The most recent EPC inspection was January 2015, where the current energy rating was E, and the potential energy rating was C.

35 WOOD ROAD Sold Prices

Land registry data shows two sales for 35 WOOD ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Manchester local authority area for the corresponding sale date. Both of the two 35 WOOD ROAD 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
2013 22 AUG	£450,000	£209,200	115% above HPI
1996 5 DEC	£79,500	£61,111	30% above HPI

35 WOOD 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 two 35 WOOD ROAD sales from December 1996 and August 2013 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 December 1996 sale was for 30% above the HPI. So the extrapolation line tracks at 30% above the HPI over time, until the August 2013 sale, where it rises to 115% above the HPI. The line then continues to track at 115% above the HPI.

What might 35 WOOD ROAD be worth now?

35 WOOD ROAD might now be worth an estimated £990,009.

This is based on house price inflation of 120%, between August 2013 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 120% inflationary increase is applied to the most recent sale price for 35 WOOD ROAD of £450,000 on 22nd August 2013. For the value to have increased from £450,000 to £990,009 over the twelve years and six months to February 2025, the following assumptions must hold true:

• The value of 35 WOOD ROAD has moved in line with the HPI for detached houses in the Manchester local authority area.
• The August 2013 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 35 WOOD ROAD has not materially changed since August 2013.

How Large is 35 WOOD ROAD?

35 WOOD ROAD is 164m², which includes one extension, according to the EPC inspection conducted in January 2015. This puts it in the largest 20% of detached houses houses in Manchester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Manchester, and where 35 WOOD ROAD lies on this distribution: 81% of detached houses houses are smaller than 35 WOOD ROAD, and 19% of houses are larger. Note that EPC data is not available for all properties in Manchester.

35 WOOD ROAD: Plot and Title Map

35 WOOD ROAD sits on a plot of roughly 0.132 of an acre, or 536m². The below map shows the location of 35 WOOD 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 35 WOOD 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 35 WOOD ROAD?

35 WOOD ROAD is located in MANCHESTER, in the M16 postcode district. The below map shows the position of No. 35 on WOOD ROAD.