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9 Beatrice Road, Worsley, Manchester, M28 2TW

1 planning record

Estimated value

£565,000

  • Since the 2022 sale (£450,000)+26%
  • Against M28 2TW's recent median (£560,000)+1%

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
2
Floor area
93 m²
1001 sq ft
Energy rating
D
Score 66
Council tax
Band E
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

£565,000

  • Against its 2022 sale (£450,000)+26%
  • Against M28 2TW's recent median (£560,000)+1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 Beatrice Road is modelled from its 93 m² EPC floor area, its 1 recorded sale 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

    93 m² from the EPC lodged in July 2022

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in M28 2TW

    5 sales, median £560,000 (2025–2023)

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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 9 December 2022Most recent

    £450,000

Median price across the last 5 sales in M28 2TW: £560,000 (2025–2023).

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

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Overview

About 9 Beatrice Road

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

9 Beatrice Road is a two-bedroom detached house in Worsley, Manchester, Manchester (M28 2TW). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (July 2022) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. The home occupies a cul-de-sac position.

At 93 m² it sits well below the postcode median (136 m² across 13 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2023. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £565,000 is 25.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£450/sq ft) was about 121% above the typical sold price in the postcode. Most recent transfer: December 2022 at £450,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms2
  • Dining roomYes

Outside

  • Private gardenYes
  • GarageSingle
  • Cul-de-sacYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 9 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
Jul 2022

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 July 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 9 Beatrice Road, Worsley, Manchester, M28 2TW, sourced from the PlanIt planning register.

1 application on record at 9 Beatrice Road, Worsley, Manchester, M28 2TW

1decisions1extensions5documents
  1. Apr 2023
    Loft ConversionFull
    Outcome in report

    Extension: Single storey

    Proposed single storey side adjoining to existing detached garage, single storey rear extension and loft conversion with side facing dormer

    Extension
    Documents
    5 docs on file
    Reference
    23/81329/HH
    Full record in report

Unlock 9 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 (1 on record)
  • All 1 application on this property in full
  • The 5 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.

CO₂ Emissions for 9 Beatrice Road runs comfortably ahead of the street norm.

Price per m²

£4,839

Street avg £3,323

Strongly above

Floor Area

93 m²

Street avg 140 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

3.9 t/year

Street avg 5.7 t/year

Strongly above
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 BungalowEPC 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 £795 · 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.
£499k

1 Dukes Wharf, Worsley

M28 2GS

2 bed2 bath
£283k

1 Chestnut Lodge, Roe Green Avenue, Worsley

M28 2SA

2 bed1 bath
£484k

1 Douglas Road, Worsley

M28 2SR

3 bed1 bath
£465k

1 Cartmel Grove, Worsley

M28 2SF

3 bed1 bath
£229k

1 Alfred Avenue, Worsley

M28 2TX

2 bed1 bath
£215k

1 Beech Lodge, Roe Green Avenue, Worsley

M28 2SA

2 bed1 bath
£212k

1 Cedar Lodge, Roe Green Avenue, Worsley

M28 2SA

2 bed1 bath
£394k

1 Beanfield Terrace, Worsley

M28 2SD

3 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 9 Beatrice Road is modelled from its 93 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 9 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 9 Beatrice Road was lodged in July 2022 at band D and is valid until July 2032. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 9 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
9 Beatrice Road is in council tax band E. 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 9 Beatrice Road, Worsley, Manchester, M28 2TW. Each answer is also embedded as structured data for search engines.

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