9 Barnfield Drive, Worsley, Manchester, M28 1NF

9 Barnfield Drive is a two-bedroom semi-detached house in Worsley, Manchester, Manchester (M28 1NF). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1950-1966 and council tax band B. At 41 m² this is the 3rd smallest of 12 units on EPC record in the building, where floor areas span 39–107 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (May 2026) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 4 certificates since July 2012. Between certificates, wall efficiency went from Poor to Good and window efficiency went from Very Poor to Average; while hot-water efficiency dropped from Poor to Very Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

At 41 m² it sits well below the postcode median (64 m² across 11 EPCs), making it one of the more compact homes locally. Across 2012–2021, sale prices on this property compounded at 10.3% per year. Today's modelled estimate of £127,000 is 24.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£231/sq ft) was about 55.5% above the typical sold price in the postcode. Last sale on file: £102,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.