13, BELCROFT CLOSE, NORTHENDEN, MANCHESTER, M22 4XE - £178,000

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.

13 BELCROFT CLOSE is a very small extended terraced house of 63m², built sometime between 1996 and 2002, which could now be worth an estimated £329,852. It was last sold for £178,000 in December 2015, which was around 34% above the average December 2015 terraced price in the Manchester local authority area. The most recent EPC inspection was May 2024, where the current energy rating was C, and the potential energy rating was B.

13 BELCROFT CLOSE Sold Prices

Land registry data shows four sales for 13 BELCROFT CLOSE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average terraced price in the Manchester local authority area for the corresponding sale date. All of the four 13 BELCROFT CLOSE 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
2015 15 DEC	£178,000	£132,927	34% above HPI
2013 14 OCT	£168,500	£113,820	48% above HPI
2007 5 APR	£166,000	£118,780	40% above HPI
1999 7 MAY	£62,950	£33,457	88% above HPI

13 BELCROFT CLOSE Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Manchester local authority area over time, sourced from the HPI. The four 13 BELCROFT CLOSE sales between May 1999 and December 2015 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 2013 sale was for 48% above the HPI. So the extrapolation line tracks at 48% above the HPI over time, until the December 2015 sale, where it falls to 34% above the HPI. The line then continues to track at 34% above the HPI.

What might 13 BELCROFT CLOSE be worth now?

13 BELCROFT CLOSE might now be worth an estimated £329,852.

This is based on house price inflation of 85.3%, between December 2015 and July 2025, for terraced 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 85.3% inflationary increase is applied to the most recent sale price for 13 BELCROFT CLOSE of £178,000 on 15th December 2015. For the value to have increased from £178,000 to £329,852 over the ten years and five months to July 2025, the following assumptions must hold true:

• The value of 13 BELCROFT CLOSE has moved in line with the HPI for terraced houses in the Manchester local authority area.
• The December 2015 sale price of £178,000 represented a fair market value for the property.
• The size, condition, and specification of 13 BELCROFT CLOSE has not materially changed since December 2015.

How Large is 13 BELCROFT CLOSE?

13 BELCROFT CLOSE is 63m², which includes one extension, according to the EPC inspection conducted in May 2024. This puts it in the smallest 10% of terraced houses houses in Wythenshawe, based on EPC data. The below chart shows the distribution of terraced houses houses by size in Wythenshawe, and where 13 BELCROFT CLOSE lies on this distribution: 2% of terraced houses houses are smaller than 13 BELCROFT CLOSE, and 97% of houses are larger. Note that EPC data is not available for all properties in Wythenshawe.

13 BELCROFT CLOSE: Plot and Title Map

13 BELCROFT CLOSE sits on a plot of roughly 0.611 of an acre, or 2,471m². The below map shows the location of 13 BELCROFT CLOSE, 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 13 BELCROFT CLOSE). 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 13 BELCROFT CLOSE?

13 BELCROFT CLOSE is located in NORTHENDEN, in the M22 postcode district. The below map shows the position of No. 13 on BELCROFT CLOSE.