16 Saxon Street is a mid-terrace house in Manchester (M40 7BY). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 2003-2006 and council tax band A. The latest certificate (October 2017) shows a C (score 74). The recommended improvements would push it to B (score 90).
Sale prices here have outpaced Manchester HPI: 12.4% per year against 0% for the wider region. Today's modelled estimate of £228,000 is 40% below the 2020 sale of £380,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£497/sq ft) was about 201.2% above the typical sold price in the postcode. 6 planning records sit against the property, 5 approved, 1 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Last sale on file: £380,000 in November 2020.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
30-day money-back guarantee
Latest sale on 16 Saxon Street was the highest on Land Registry record across the postcode.
£228,000
Modelled from EPC, postcode comparables and a sale-price growth of 12.4% per year over 19 years.
£380,000
Growth on file: 12.4% per year over 19 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 16 Saxon Street runs comfortably ahead of the street norm.
Price per m²
£5,352
Street avg £2,067
Floor Area
71 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Rail-style transport is unusually close for this postcode.
Nearest stop
0.1 km
Saxon Street — bus stop.
Closest school
0.3 km
Park View Community Primary Academy. 45 schools nearby.

Daytime· 07:00 – 23:00
54.6dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What will this home really cost to run?
The EPC's recommended upgrades and their estimated cost, in the full report
Discharge of condition 8 (Security Measures), 10 (EV), 13 (bio-diversity) and 15 (cycle parking) attached to planning permission 130846/FO/2021
Discharge of condition 3 (materials), 4 (drainage), 5 (ground conditions), 7 (CMP), 11 (boundary treatment), 12 (landscaping) and 14 (environmental standards) attached to planning permission referenced 130846/FO/2021
13 November 2020Most recent
£380,000
+826.8%over 19 years26 October 2001
£41,000
Median price across the last 5 sales in M40 7BY: £242,000 (2025–2023).

Street avg 4 rooms
CO₂ Emissions
2.2 t/year
Street avg 2.0 t/year
M40 7DL
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
44.3dB