2, GOAT WILLOW ROAD, MANCHESTER, M9 7GQ - £280,000

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.

2 GOAT WILLOW ROAD is a very small semi-detached house of 75m², which could now be worth an estimated £296,561. It was last sold for £280,000 in October 2022, which was around 6% below the average October 2022 semi-detached price in the Manchester local authority area. The most recent EPC inspection was March 2018, where the current energy rating was B, and the potential energy rating was A.

2 GOAT WILLOW ROAD Sold Prices

Land registry data shows two sales for 2 GOAT WILLOW ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Manchester local authority area for the corresponding sale date. Both of the two 2 GOAT WILLOW ROAD sales were 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
2022 28 OCT	£280,000	£296,365	6% below HPI
2018 22 MAR	£197,895	£199,975	1% below HPI

2 GOAT WILLOW ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Manchester local authority area over time, sourced from the HPI. The two 2 GOAT WILLOW ROAD sales from March 2018 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 March 2018 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the October 2022 sale, where it falls to 6% below the HPI. The line then continues to track at 6% below the HPI.

What might 2 GOAT WILLOW ROAD be worth now?

2 GOAT WILLOW ROAD might now be worth an estimated £296,561.

This is based on house price inflation of 5.9%, between October 2022 and February 2025, for semi-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 5.9% inflationary increase is applied to the most recent sale price for 2 GOAT WILLOW ROAD of £280,000 on 28th October 2022. For the value to have increased from £280,000 to £296,561 over the three years and eight months to February 2025, the following assumptions must hold true:

• The value of 2 GOAT WILLOW ROAD has moved in line with the HPI for semi-detached houses in the Manchester local authority area.
• The October 2022 sale price of £280,000 represented a fair market value for the property.
• The size, condition, and specification of 2 GOAT WILLOW ROAD has not materially changed since October 2022.

How Large is 2 GOAT WILLOW ROAD?

2 GOAT WILLOW ROAD is 75m² according to the EPC inspection conducted in March 2018. This puts it in the smallest 20% of semi-detached houses houses in Manchester, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Manchester, and where 2 GOAT WILLOW ROAD lies on this distribution: 12% of semi-detached houses houses are smaller than 2 GOAT WILLOW ROAD, and 87% of houses are larger. Note that EPC data is not available for all properties in Manchester.

2 GOAT WILLOW ROAD: Plot and Title Map

2 GOAT WILLOW ROAD sits on a plot of roughly 0.043 of an acre, or 176m². The below map shows the location of 2 GOAT WILLOW 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 2 GOAT WILLOW 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 2 GOAT WILLOW ROAD?

2 GOAT WILLOW ROAD is located in MANCHESTER, in the M9 postcode district. The below map shows the position of No. 2 on GOAT WILLOW ROAD.