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 40 m² (around 431 sq ft), construction records dating it to 1950-1966 and council tax band B. At 40 m² this is the 2nd 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. On EPC score it ranks last in the building (40 versus a best of 78). The latest certificate (January 2016) shows an E (score 40), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since July 2012. Between certificates, window efficiency went from Very Poor to Good; while main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity. The latest certificate is from January 2016, so improvements made since then won't be reflected.

At 40 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 £143,000 is 40.2% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£237/sq ft) was about 66.3% 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.