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12 Boarshaw Clough, Middleton, Manchester, M24 2NG

Estimated value

£176,000

  • Since the 2002 sale (£35,000)+403%
  • Against M24 2NG's recent median (£278,000)-37%

Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
66 m²
713 sq ft
Energy rating
D
Score 64
Council tax
Band A
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£176,000

  • Against its 2002 sale (£35,000)+403%
  • Against M24 2NG's recent median (£278,000)-37%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Boarshaw Clough is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M24 2NG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    66 m² from the EPC lodged in January 2012

  • Sales of this home

    1 sale recorded, the latest in 2002

  • Recent sales in M24 2NG

    5 sales, median £278,000 (2025–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 12 Boarshaw Clough was the lowest on Land Registry record across the postcode.

Sales timeline

  1. 20 June 2002Most recent

    £35,000

Median price across the last 5 sales in M24 2NG: £278,000 (2025–2025).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Boarshaw Clough, Middleton, Manchester, M24 2NG. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 12 Boarshaw Clough

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12 Boarshaw Clough is a mid-terrace house in Middleton, Manchester, Manchester (M24 2NG). It has a recorded floor area of 66 m² (around 713 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (January 2012) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). The latest certificate is from January 2012, so improvements made since then won't be reflected.

It hasn't traded since June 2002, a hold of 24 years that's notably long for the area. At 66 m² it's 23.9% smaller than the typical home in the postcode (87 m² median across 54 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £176,000 sits 402.9% above the 2002 sale of £35,000. On a £-per-square-foot basis, the last sale (£49/sq ft) was about 77.4% below the postcode norm.

Before you decide

Everything you need to know about 12 Boarshaw Clough

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

12 Boarshaw Clough sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 09 Jan 2022

Current Certificate
Jan 2012

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 9 January 2022

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Boarshaw Clough, Middleton, Manchester, M24 2NG, sourced from the PlanIt planning register.

12 Boarshaw Clough has no planning applications on record.

4

But the area is active

4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Boarshaw Clough homes

Four headline reads against 54 similar houses on this street, drawn from the latest EPC and Land Registry data.

12 Boarshaw Clough is notably below the street on price per m².

Price per m²

£529

Street avg £2,092

Strongly below

Floor Area

66 m²

Street avg 92 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

3.0 t/year

Street avg 2.0 t/year

Strongly below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Manchester district page.
Full Manchester report

Crime

1/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Clough Road — bus stop.

Closest school

0.4 km

Boarshaw Community Primary School. 25 schools nearby.

Nearest schools

  • Boarshaw Community Primary SchoolPrimary355m
  • St John Fisher Roman Catholic Primary School, a Voluntary AcademyPrimary385m
  • Hollin Primary SchoolPrimary511m
  • Cardinal Langley Roman Catholic High SchoolSecondary771m

Nearest stops

  • Clough RoadBus stop199m
  • Tennyson RoadBus stop215m
  • Nowell RoadBus stop349m
  • Sherbourne RoadBus stop384m

Most reported crime locally

  • Violence & Sexual Offences7 reports58%
  • Other Crime2 reports17%
  • Criminal Damage & Arson1 reports8%
  • Drugs1 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around M24 2NG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M24 2NG

Daytime· 07:00 – 23:00

51.5dB

Low
Night-time road noise heatmap for M24 2NG

Night-time· 23:00 – 07:00

40.2dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraMid-Terrace HouseEPC DPre-1919 build

Because the property was built before 1919, we believe a Level 3 building survey should be considered.

From £820 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£176k

1 Ash Street, Middleton

M24 2HA

2 bed1 bath
£177k

1 Boarshaw Mews, Stanycliffe Lane, Middleton

M24 2YL

£173k

1 Cedar Road, Middleton

M24 2FS

£180k

1 Browning Road, Middleton

M24 2WG

£181k

1 Brewster Street, Middleton

M24 2PX

£171k

1 Chaucer Road, Middleton

M24 2PG

3 bed
£164k

1 Bradshaw Street, Middleton

M24 2AG

2 bed2 bath
£161k

1 Brown Street, Middleton

M24 2PZ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12 Boarshaw Clough is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M24 2NG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 12 Boarshaw Clough. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12 Boarshaw Clough was lodged in January 2012 at band D and expired in January 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Boarshaw Clough. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 9 months, which places each incident at an approximate point. The 25 schools and 30 stops listed are measured in a straight line from M24 2NG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Boarshaw Clough is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Boarshaw Clough, Middleton, Manchester, M24 2NG. Each answer is also embedded as structured data for search engines.

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