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13 Cross Knowle View, Urmston, Manchester, M41 8DE

3 sales on record1 planning record

Estimated value

£409,000

  • Since the 2024 sale (£360,000)+14%
  • Against M41 8DE's recent median (£295,000)+39%

Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
D
Score 68
Council tax
Band C
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

£409,000

  • Against its 2024 sale (£360,000)+14%
  • Against M41 8DE's recent median (£295,000)+39%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Cross Knowle View is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 8DE. 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

    72 m² from the EPC lodged in April 2024

  • Sales of this home

    3 sales recorded, the latest in 2024

  • Recent sales in M41 8DE

    5 sales, median £295,000 (2024–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2024Latest 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.

Latest sale on 13 Cross Knowle View was the highest on Land Registry record across the postcode.

Sales timeline

  1. 13 August 2024Most recent

    £360,000

    +177.0%over 20 years

  2. 1 April 2004

    £129,950

    +126.0%over 6 years

  3. 19 December 1997

    £57,500

Median price across the last 5 sales in M41 8DE: £295,000 (2024–2022).

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

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Overview

About 13 Cross Knowle View

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

13 Cross Knowle View is a three-bedroom semi-detached house in Urmston, Manchester, Manchester (M41 8DE). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (April 2024) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include a conservatory and a loft. Records show the property has been extended at some point in its history.

Across 1997–2024, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £409,000 is 13.6% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 102.5% above the typical sold price in the postcode. Most recent transfer: August 2024 at £360,000. One historical planning record sits against the property in 2015.

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
  • Utility roomYes
  • CloakroomYes
  • LoftYes
  • ConservatoryYes

Outside

  • Private gardenSouth-facing
  • GarageYes

Building

  • Heating systemGas
  • Previously extendedYes
  • RefurbishedYes
Before you decide

Everything you need to know about 13 Cross Knowle View

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
Apr 2024

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 28 April 2034

7 years remaining
Planning

Planning history

Applications and permits filed against 13 Cross Knowle View, Urmston, Manchester, M41 8DE, sourced from the PlanIt planning register.

1 application on record at 13 Cross Knowle View, Urmston, Manchester, M41 8DE

1decisions1extensions16documents
  1. Apr 2015
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side of property

    Erection of first floor side extension to form additional living accommodation.

    Documents
    16 docs on file
    Reference
    84977/HHA/15
    Full record in report

Unlock 13 Cross Knowle View, Urmston, Manchester, M41 8DE'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 16 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Cross Knowle View homes

Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 13 Cross Knowle View stands well clear of the street.

Price per m²

£5,000

Street avg £2,900

Strongly above

Floor Area

72 m²

Street avg 81 m²

Below

Habitable Rooms

6 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

2.8 t/year

Street avg 3.3 t/year

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

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Selby Drive — bus stop.

Closest school

0.4 km

Woodhouse Primary School. 30 schools nearby.

Nearest schools

  • Woodhouse Primary SchoolPrimary391m
  • St Mary's CofE Primary SchoolPrimary883m
  • Flixton Primary SchoolPrimary1.0km
  • Our Lady of the Rosary RC Primary School, a Voluntary AcademyPrimary1.1km

Nearest stops

  • Selby DriveBus stop124m
  • Bent LanesBus stop150m
  • BroadwayBus stop205m
  • Woodhouse RoadBus stop244m

Most reported crime locally

  • Violence & Sexual Offences6 reports43%
  • Other Crime5 reports36%
  • Drugs1 reports7%
  • Other Theft1 reports7%

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 M41 8DE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M41 8DE

Daytime· 07:00 – 23:00

49.8dB

Low
Night-time road noise heatmap for M41 8DE

Night-time· 23:00 – 07:00

41.3dB

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

Early 20th centurySemi-Detached HouseEPC DLow flood risk

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 £695 · 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.
£419k

1 Ashworth Avenue, Urmston

M41 8TH

3 bed
£386k

1 Aldermere Crescent, Urmston

M41 8UE

3 bed1 bath
£374k

1 Ashbourne Avenue, Urmston

M41 8UQ

3 bed
£365k

1 Bishop Road, Urmston

M41 8QU

3 bed1 bath
£342k

1 Cecil Drive, Urmston

M41 8UW

3 bed2 bath
£319k

1 Clarendon Road, Urmston

M41 8RZ

3 bed1 bath
£320k

1 Daresbury Avenue, Urmston

M41 8GJ

4 bed2 bath
£556k

1 Calderbank Avenue, Urmston

M41 8SJ

4 bed

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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 13 Cross Knowle View is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 8DE. 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. 3 sales are recorded for 13 Cross Knowle View. 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 13 Cross Knowle View was lodged in April 2024 at band D and is valid until April 2034. 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 13 Cross Knowle View. 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 9 months, which places each incident at an approximate point. The 30 schools and 30 stops listed are measured in a straight line from M41 8DE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Cross Knowle View is in council tax band C. 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 13 Cross Knowle View, Urmston, Manchester, M41 8DE. Each answer is also embedded as structured data for search engines.

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