22, STANCLIFFE DRIVE, PENDLEBURY, MANCHESTER, M27 4FU - £84,000

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.

22 STANCLIFFE DRIVE is a very small semi-detached house of 77m², built sometime from 2012 onwards, which could now be worth an estimated £84,319. It was last sold for £84,000 in October 2025, which was around 71% below the average October 2025 semi-detached price in the Salford local authority area. The most recent EPC inspection was November 2024, where the current energy rating was C, and the potential energy rating was B.

22 STANCLIFFE DRIVE Sold Prices

Land registry data shows two sales for 22 STANCLIFFE DRIVE 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 Salford local authority area for the corresponding sale date. Both of the two 22 STANCLIFFE DRIVE 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
2025 14 OCT	£84,000	£287,060	71% below HPI
2013 20 DEC	£54,250	£116,071	53% below HPI

22 STANCLIFFE DRIVE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Salford local authority area over time, sourced from the HPI. The two 22 STANCLIFFE DRIVE sales from December 2013 and October 2025 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 2013 sale was for 53% below the HPI. So the extrapolation line tracks at 53% below the HPI over time, until the October 2025 sale, where it falls to 71% below the HPI. The line then continues to track at 71% below the HPI.

What might 22 STANCLIFFE DRIVE be worth now?

22 STANCLIFFE DRIVE might now be worth an estimated £84,319.

This is based on house price inflation of 0.4%, between October 2025 and May 2026, for semi-detached houses, in the Salford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.4% inflationary increase is applied to the most recent sale price for 22 STANCLIFFE DRIVE of £84,000 on 14th October 2025. For the value to have increased from £84,000 to £84,319 over the one year and five months to May 2026, the following assumptions must hold true:

• The value of 22 STANCLIFFE DRIVE has moved in line with the HPI for semi-detached houses in the Salford local authority area.
• The October 2025 sale price of £84,000 represented a fair market value for the property.
• The size, condition, and specification of 22 STANCLIFFE DRIVE has not materially changed since October 2025.

How Large is 22 STANCLIFFE DRIVE?

22 STANCLIFFE DRIVE is 77m² according to the EPC inspection conducted in November 2024. This puts it in the smallest 20% of semi-detached houses houses in Pendlebury, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Pendlebury, and where 22 STANCLIFFE DRIVE lies on this distribution: 15% of semi-detached houses houses are smaller than 22 STANCLIFFE DRIVE, and 84% of houses are larger. Note that EPC data is not available for all properties in Pendlebury.

22 STANCLIFFE DRIVE: Plot and Title Map

22 STANCLIFFE DRIVE sits on a plot of roughly 0.115 of an acre, or 465m². The below map shows the location of 22 STANCLIFFE DRIVE, 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 STANCLIFFE DRIVE). 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 STANCLIFFE DRIVE?

22 STANCLIFFE DRIVE is located in PENDLEBURY, in the M27 postcode district. The below map shows the position of No. 22 on STANCLIFFE DRIVE.