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11 Beatrice Road, Worsley, Manchester, M28 2TW

1 planning record

Estimated value

£648,000

  • Since the 2023 sale (£465,000)+39%
  • Against M28 2TW's recent median (£560,000)+16%

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
Detached
Bedrooms
3
Bathroom
1
Floor area
214 m²
2303 sq ft
Energy rating
D
Score 59
Council tax
Band F
Tenure
Private Rental
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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

£648,000

  • Against its 2023 sale (£465,000)+39%
  • Against M28 2TW's recent median (£560,000)+16%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Beatrice Road is modelled from its 214 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M28 2TW. 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

    214 m² from the EPC lodged in May 2023

  • Sales of this home

    2 sales recorded, the latest in 2023

  • Recent sales in M28 2TW

    5 sales, median £560,000 (2025–2022)

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
Planning1 applicationFull 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.

11 Beatrice Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 26 July 2023Most recent

    £465,000

    +86.0%over 10 years

  2. 23 May 2013

    £250,000

Median price across the last 5 sales in M28 2TW: £560,000 (2025–2022).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 11 Beatrice Road

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

11 Beatrice Road is a three-bedroom detached house in Worsley, Manchester, Manchester (M28 2TW). It has a recorded floor area of 214 m² (around 2303 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (May 2023) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since October 2012. Between certificates, hot-water efficiency went from Very Poor to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 70).

At 214 m² the property is well over the postcode median (108 m² across 13 EPCs), placing it in the larger end of the local stock. Across 2013–2023, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £648,000 is 39.4% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£202/sq ft) was about 15.4% below the postcode norm. Most recent transfer: July 2023 at £465,000. One historical planning record sits against the property in 2023.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms1
Before you decide

Everything you need to know about 11 Beatrice Road

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

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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.

11 Beatrice Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
May 2023

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
9.8 t/year
Occupancy
Rented

Certificate validity

Valid until 15 May 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

May 2023from Oct 2012
Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Low Energy Lighting
23%81%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 11 Beatrice Road, Worsley, Manchester, M28 2TW, sourced from the PlanIt planning register.

1 application on record at 11 Beatrice Road, Worsley, Manchester, M28 2TW

0decisions1extensions9documents
  1. Sept 2023
    Loft ConversionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Proposed loft conversion with front and rear dormers, single storey rear extension, new windows and door.

    Extension
    Documents
    9 docs on file
    Reference
    23/82407/HH
    Full record in report

Unlock 11 Beatrice Road, Worsley, Manchester, M28 2TW's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 1 application on this property in full
  • The 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Beatrice Road homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

On co₂ emissions, 11 Beatrice Road runs well behind the street norm.

Price per m²

£2,173

Street avg £3,565

Below

Floor Area

214 m²

Street avg 131 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 5 rooms

Above

CO₂ Emissions

9.8 t/year

Street avg 5.3 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

Broad Oak Park — bus stop.

Closest school

0.7 km

Broadoak Primary School. 28 schools nearby.

Nearest schools

  • Broadoak Primary SchoolPrimary680m
  • St Mark's CofE Primary SchoolPrimary914m
  • Moorside Primary SchoolPrimary1.3km
  • St Charles' RC Primary SchoolPrimary1.3km

Nearest stops

  • Broad Oak ParkBus stop163m
  • Mabel AvenueBus stop242m
  • Brentwood AvenueBus stop335m
  • Greenleach LaneBus stop379m

Most reported crime locally

  • Violence & Sexual Offences7 reports88%
  • Criminal Damage & Arson1 reports13%

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 M28 2TW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M28 2TW

Daytime· 07:00 – 23:00

58.0dB

Moderate
Night-time road noise heatmap for M28 2TW

Night-time· 23:00 – 07:00

51.1dB

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 2 HomeBuyer Report

Mid 20th centuryDetached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £895 · 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.
£484k

1 Douglas Road, Worsley

M28 2SR

3 bed1 bath
£465k

1 Cartmel Grove, Worsley

M28 2SF

3 bed1 bath
£394k

1 Beanfield Terrace, Worsley

M28 2SD

3 bed1 bath
£380k

1 Edenfield Lane, Worsley

M28 2PP

3 bed
£632k

1 Beanfields, Worsley

M28 2PJ

4 bed
£357k

1 Crawford Avenue, Worsley

M28 2RE

3 bed1 bath
£499k

1 Dukes Wharf, Worsley

M28 2GS

2 bed2 bath
£885k

1 Broadlands Road, Worsley

M28 2WU

4 bed1 bath

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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 11 Beatrice Road is modelled from its 214 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in M28 2TW. 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. 2 sales are recorded for 11 Beatrice Road. 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 11 Beatrice Road was lodged in May 2023 at band D and is valid until May 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 11 Beatrice Road. 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 6 months, which places each incident at an approximate point. The 28 schools and 30 stops listed are measured in a straight line from M28 2TW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
11 Beatrice Road is in council tax band F. 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 11 Beatrice Road, Worsley, Manchester, M28 2TW. Each answer is also embedded as structured data for search engines.

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