22, VALE EDGE, RADCLIFFE, MANCHESTER, M26 4FQ - £132,500

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 VALE EDGE is a very small semi-detached house of 48m², built sometime between 1983 and 1990, which could now be worth an estimated £203,895. It was last sold for £132,500 in September 2017, which was around 22% below the average September 2017 semi-detached price in the Bury local authority area. The most recent EPC inspection was November 2014, where the current energy rating was D, and the potential energy rating was B.

22 VALE EDGE Sold Prices

Land registry data shows two sales for 22 VALE EDGE 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 Bury local authority area for the corresponding sale date. Both of the two 22 VALE EDGE 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
2017 1 SEP	£132,500	£169,275	22% below HPI
1996 25 JAN	£35,000	£44,274	21% below HPI

22 VALE EDGE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Bury local authority area over time, sourced from the HPI. The two 22 VALE EDGE sales from January 1996 and September 2017 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 January 1996 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the September 2017 sale, where it falls to 22% below the HPI. The line then continues to track at 22% below the HPI.

What might 22 VALE EDGE be worth now?

22 VALE EDGE might now be worth an estimated £203,895.

This is based on house price inflation of 53.9%, between September 2017 and August 2025, for semi-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 53.9% inflationary increase is applied to the most recent sale price for 22 VALE EDGE of £132,500 on 1st September 2017. For the value to have increased from £132,500 to £203,895 over the eight years and one month to August 2025, the following assumptions must hold true:

• The value of 22 VALE EDGE has moved in line with the HPI for semi-detached houses in the Bury local authority area.
• The September 2017 sale price of £132,500 represented a fair market value for the property.
• The size, condition, and specification of 22 VALE EDGE has not materially changed since September 2017.

How Large is 22 VALE EDGE?

22 VALE EDGE is 48m² according to the EPC inspection conducted in November 2014. This puts it in the smallest 10% of semi-detached houses houses in Radcliffe, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Radcliffe, and where 22 VALE EDGE lies on this distribution: Less than 1% of semi-detached houses houses are smaller than 22 VALE EDGE, and more than 99% of houses are larger. Note that EPC data is not available for all properties in Radcliffe.

22 VALE EDGE: Plot and Title Map

22 VALE EDGE sits on a plot of roughly 0.078 of an acre, or 316m². The below map shows the location of 22 VALE EDGE, 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 VALE EDGE). 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 VALE EDGE?

22 VALE EDGE is located in RADCLIFFE, in the M26 postcode district. The below map shows the position of No. 22 on VALE EDGE.