11 Ingoldsby Avenue is a mid-terrace house in Manchester (M13 0DF). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1900-1929 and council tax band A. At 57 m² this is the smallest unit on EPC record across the building (57–148 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (October 2025) shows a C (score 70). When first surveyed in February 2011 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency dropped from Good to Poor.
Today's modelled estimate of £141,000 is 17.1% below the 2016 sale of £170,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 63.9% above the typical sold price in the postcode. At 57 m² it sits well below the postcode median (97 m² across 7 EPCs), making it one of the more compact homes locally. 10 years since the last transfer (September 2016).
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
11 Ingoldsby Avenue has no planning applications on record.
Notable planning nearby
23applications of note in the surrounding area
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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£141,000
Modelled from EPC, postcode comparables.
£170,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
11 Ingoldsby Avenue is notably below the street on floor area.
EPC Rating
70 (C)
Street avg 69 (D)
Floor Area
57 m²
Street avg 63 m²
CO₂ Emissions
1.7 t/year
Street avg 2.4 t/year
Nearest stop
0.2 km
St Joseph's Church — bus stop.
Closest school
0.3 km
Plymouth Grove Primary School. 61 schools nearby.

Daytime· 07:00 – 23:00
55.4dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Wall insulation improved
More low energy lighting installed
Heating controls changed
Heating controls upgraded for better temperature management
26 September 2016Most recent
£170,000
Median price across the last 5 sales in M13 0DF: £183,750 (2021–2007).

Habitable Rooms
3 rooms
Street avg 4 rooms
M13 0NW
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Night-time· 23:00 – 07:00
45.0dB