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22 Shoecroft Avenue, Denton, Manchester, M34 2BJ

Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
103 m²
1109 sq ft
Energy rating
C
Score 69
Council tax
Band A
Tenure
Owner Occupied
Overview

About 22 Shoecroft Avenue

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

22 Shoecroft Avenue is a semi-detached house in Denton, Manchester, Manchester (M34 2BJ). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (August 2025) shows a C (score 69), just inside the C band.

Held since June 2004 — that's 22 years off the open market, well above the local norm. Across 1995–2004, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £267,000 sits 187.1% above the 2004 sale of £93,000. On a £-per-square-foot basis, the last sale (£84/sq ft) was about 38% below the postcode norm. At 103 m² it's 22.3% larger than the typical home in the postcode (84 m² median across 12 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).

Before you decide

Everything you need to know about 22 Shoecroft Avenue

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Planning

Planning history

Applications and permits filed against 22 Shoecroft Avenue, Denton, Manchester, M34 2BJ, sourced from the PlanIt planning register.

22 Shoecroft Avenue has no planning applications on record.

3

But the area is active

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

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 1995.

Current estimate

£267,000

Modelled from EPC, postcode comparables and a sale-price growth of 9.9% per year over 9 years.

See how we calculated this
Last sold (2004)

£93,000

Growth on file: 9.9% per year over 9 years.

Sales timeline

  1. 24 June 2004Most recent

    £93,000

    +132.5%over 8 years

  2. 27 July 1995

    £40,000

Median price across the last 5 sales in M34 2BJ: £220,000 (2025–2020).

On the street

Versus other Shoecroft Avenue homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

22 Shoecroft Avenue outperforms the street on years held by a wide margin.

Price per m²

£903

Street avg £1,826

Strongly below

Floor Area

103 m²

Street avg 91 m²

Above

Habitable Rooms

5 rooms

Street avg 5 rooms

Above

CO₂ Emissions

3.3 t/year

Street avg 4.2 t/year

Strongly above
Before you decide

Everything you need to know about 22 Shoecroft Avenue

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£266k

1 Charnwood Avenue, Denton

M34 2WY

£269k

1 Balmoral Drive, Denton

M34 2JT

3 bed
£260k

1 Belford Avenue, Denton

M34 2LE

£258k

1 Clarkson Close, Denton

M34 2DS

3 bed
£277k

1 Ashbourne Road, Denton

M34 2ED

£279k

1 Ashbrook Avenue, Denton

M34 2QJ

3 bed1 bath
£279k

1 Coppice Walk, Denton

M34 2DE

3 bed
£247k

1 Ainsworth Close, Denton

M34 2PZ

2 bed1 bath
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

0.1 km

Shoecroft Avenue — bus stop.

Closest school

0.3 km

St Thomas More RC College. 26 schools nearby.

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 M34 2BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M34 2BJ

Daytime· 07:00 – 23:00

52.0dB

Low
Night-time road noise heatmap for M34 2BJ

Night-time· 23:00 – 07:00

42.1dB

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

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Shoecroft Avenue, Denton, Manchester, M34 2BJ. Each answer is also embedded as structured data for search engines.