25 Daresbury Road, Manchester, M21 9NA
About 25 Daresbury Road
25 Daresbury Road is a three-bedroom semi-detached house in Manchester (M21 9NA). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (September 2017) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 82), a 2-band jump.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2001–2021, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £518,000 is 29.5% above the 2021 sale price. Sold February 2021 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 25 Daresbury Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms1
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
- Nov 2025AmendmentIn report
Non- Material Amendment to planning application reference 135653/FH/2022 to enable the installation of a hipped roof to the garage (with lower ridge height) in place of the pitched roof arrangement, the relocation of the new side door to the garage ,and amendment to the garden facing elevation of the garage with a set of double doors with sidelights, in place of 2 x sets of double doors.
- Agent
- DCA Studio
- Documents
- 6 docs on file
- Reference
- 144319/NMC/2025
- Mar 2023ExtensionFullIn report
Extension: Part single, part two storey · Rear of property
Erection of part single, part two storey rear extension, hip to gable to conversion and installation of rear dormer including elevational alterations to provide additional living accommodation together with relocation of garage entrance door and access off Hampton Road.
- Documents
- 6 docs on file
- Reference
- 135653/FH/2022
We flagged 1 thing worth checking at 25 Daresbury Road
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.
- Larger development activity nearby
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Sales history & valuation
Sale price has grown by over 3x since 2001.
£518,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 20 years.
£400,000
Growth on file: 6.2% per year over 20 years.
Sales timeline
25 February 2021Most recent
£400,000
+73.9%over 16 years22 August 2004
£230,000
+91.7%over 3 years11 April 2001
£120,000
Median price across the last 5 sales in M21 9NA: £572,500 (2024–2013).
Nearby sales in M21 9NA
Everything we know about 25 Daresbury Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Daresbury Road homes
25 Daresbury Road is notably below the street on floor area.
Price per m²
£3,333
Street avg £3,799
Floor Area
120 m²
Street avg 139 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
5.6 t/year
Street avg 6.2 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Nearest stop
0.1 km
Ryebank Road — bus stop.
Closest school
0.5 km
St John's RC Primary School. 36 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
43.0dB