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13 Ciss Lane, Urmston, Manchester, M41 9AG

3 sales on record

Estimated value

£329,000

  • Since the 2025 sale (£321,554)+2%
  • Against M41 9AG's recent median (£295,000)+12%

Newest record on this page: April 2026. 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
73 m²
786 sq ft
Energy rating
C
Score 72
Council tax
Band B
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

£329,000

  • Against its 2025 sale (£321,554)+2%
  • Against M41 9AG's recent median (£295,000)+12%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Ciss Lane is modelled from its 73 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 9AG. 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

    73 m² from the EPC lodged in May 2025

  • Sales of this home

    3 sales recorded, the latest in 2025

  • Recent sales in M41 9AG

    5 sales, median £295,000 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Sale price has at least doubled since 2008.

Sales timeline

  1. 18 September 2025Most recent

    £321,554

    +110.2%over 12 years

  2. 28 March 2013

    £153,000

    +2.7%over 4 years

  3. 8 June 2008

    £149,000

Median price across the last 5 sales in M41 9AG: £295,000 (2026–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 Ciss Lane, Urmston, Manchester, M41 9AG. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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 13 Ciss Lane

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

13 Ciss Lane is a three-bedroom semi-detached house in Urmston, Manchester, Manchester (M41 9AG). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (May 2025) shows a C (score 72). The rating has held steady at C across 2 certificates since August 2012. Between certificates, roof efficiency went from Poor to Average and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 86).

Most recent transfer was September 2025 at £321,554 — fresh data. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Across 2008–2025, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£409/sq ft) was about 133.7% above the typical sold price in the postcode.

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
  • CloakroomYes

Outside

  • Private gardenWest-facing
  • DrivewayYes

Building

  • Heating systemGas
  • RefurbishedYes
Before you decide

Everything you need to know about 13 Ciss Lane

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

Larger development activity nearby

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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.
Current Certificate(1 of 2)
May 2025

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 14 May 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

May 2025from Aug 2012
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
56%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 13 Ciss Lane, Urmston, Manchester, M41 9AG, sourced from the PlanIt planning register.

13 Ciss Lane 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.

On the street

Versus other Ciss Lane homes

Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Ciss Lane outperforms the street on epc rating by a wide margin.

Price per m²

£4,405

Street avg £2,778

Strongly above

Floor Area

73 m²

Street avg 75 m²

On par

Habitable Rooms

4 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.4 t/year

Street avg 3.4 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

Rail-style transport is unusually close for this postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Trafford Depot — bus stop.

Closest school

0.5 km

Highfield Primary School. 28 schools nearby.

Nearest schools

  • Highfield Primary SchoolPrimary536m
  • St Antony's Roman Catholic School, a Voluntary AcademySecondary661m
  • Davyhulme Primary SchoolPrimary778m
  • English Martyrs' RC Primary School, a Voluntary AcademyPrimary795m

Nearest stops

  • Trafford DepotBus stop131m
  • Ciss LaneBus stop137m
  • Urmston Mens ClubBus stop142m
  • Torbay RoadBus stop257m

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 9AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for M41 9AG

Daytime· 07:00 – 23:00

58.1dB

Moderate
Night-time road noise heatmap for M41 9AG

Night-time· 23:00 – 07:00

49.8dB

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 C

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 £595 · 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.
£330k

1 Chapel Grove, Urmston

M41 9BB

3 bed1 bath
£313k

1 Ciss Lane, Urmston

M41 9AG

3 bed1 bath
£350k

1 Berwick Avenue, Urmston

M41 9QS

3 bed
£350k

1 Blinco Road, Urmston

M41 9NF

3 bed
£374k

1 Acrefield Avenue, Urmston

M41 9WN

3 bed1 bath
£383k

1 Chetwynd Avenue, Urmston

M41 9BX

3 bed1 bath
£408k

1 Balmoral Avenue, Urmston

M41 9DU

3 bed1 bath
£418k

1 Beech Avenue, Urmston

M41 9DA

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 13 Ciss Lane is modelled from its 73 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in M41 9AG. 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 Ciss Lane. 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 Ciss Lane was lodged in May 2025 at band C and is valid until May 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Ciss Lane. 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 28 schools and 30 stops listed are measured in a straight line from M41 9AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Ciss Lane is in council tax band B. 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 Ciss Lane, Urmston, Manchester, M41 9AG. Each answer is also embedded as structured data for search engines.

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