21 Welby Street is a four-bedroom mid-terrace house in Manchester (M13 0EL). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (November 2021) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in May 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 79).
Untraded for 17 years, with the last transfer in June 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £231,000 sits 143.2% above the 2009 sale of £95,000. On a £-per-square-foot basis, the last sale (£87/sq ft) was about 19% below the postcode norm. At 101 m² it's 21.7% larger than the typical home in the postcode (83 m² median across 23 EPCs).
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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21 Welby Street has no planning applications on record.
Notable planning nearby
23applications of note in the surrounding area
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The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£231,000
Modelled from EPC, postcode comparables.
£95,000
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
21 Welby Street is notably below the street on price per m².
Price per m²
£941
Street avg £1,621
Floor Area
101 m²
Street avg 86 m²
Habitable Rooms
5 rooms
Nearest stop
0.2 km
Daisy Bank Road — bus stop.
Closest school
0.4 km
Plymouth Grove Primary School. 59 schools nearby.

Daytime· 07:00 – 23:00
54.9dB

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
Single glazing replaced with double or better glazing
Roof insulation improved
More low energy lighting installed
15 June 2009Most recent
£95,000
Median price across the last 5 sales in M13 0EL: £180,000 (2025–2021).

Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.5 t/year
M13 0NW
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Night-time· 23:00 – 07:00
44.8dB