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13 Beech Avenue, Urmston, Manchester, M41 9DA

4 sales on record

Estimated value

£439,000

  • Since the 2026 sale (£405,000)+8%
  • Against M41 9DA's recent median (£390,000)+13%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
3
Bathroom
1
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 63
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

£439,000

  • Against its 2026 sale (£405,000)+8%
  • Against M41 9DA's recent median (£390,000)+13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Beech Avenue is modelled from its 105 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M41 9DA. 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

    105 m² from the EPC lodged in March 2025

  • Sales of this home

    4 sales recorded, the latest in 2026

  • Recent sales in M41 9DA

    5 sales, median £390,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 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.

Price for 13 Beech Avenue has grown more than fourfold since the 2009 starting point.

Sales timeline

  1. 30 January 2026Most recent

    £405,000

    +114.3%over 11 years

  2. 5 October 2014

    £189,000

    +18.1%over 5 years

  3. 28 June 2009

    £160,000

    +175.9%

  4. 3 June 2009

    £58,000

Median price across the last 5 sales in M41 9DA: £390,000 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 Beech Avenue, Urmston, Manchester, M41 9DA. 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 Beech Avenue

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

13 Beech Avenue is a three-bedroom end-of-terrace house in Urmston, Manchester, Manchester (M41 9DA). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (March 2025) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in July 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to B (score 85), a 2-band jump. Other recorded features include a basement. Period features are noted in the property record.

It changed hands recently, sold January 2026 for £405,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2009–2026, sale prices on this property compounded at 12.4% per year. On a £-per-square-foot basis, the last sale (£358/sq ft) was about 100.6% 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
  • BasementYes
  • FireplaceYes

Outside

  • Private gardenYes
  • GarageDouble

Building

  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 13 Beech Avenue

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.

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

Current Certificate(1 of 2)
Mar 2025

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 9 March 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2025from Jul 2009
EPC improved fromE50toD63
Heating Controls
FullProg + Stat

Heating controls changed

Low Energy Lighting
66%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 13 Beech Avenue, Urmston, Manchester, M41 9DA, sourced from the PlanIt planning register.

13 Beech 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.

On the street

Versus other Beech Avenue homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 13 Beech Avenue runs well behind the street norm.

Price per m²

£3,857

Street avg £2,588

Strongly above

Floor Area

105 m²

Street avg 95 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

4.6 t/year

Street avg 4.0 t/year

Below
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

0.2 km

Roseneath Road — bus stop.

Closest school

0.2 km

English Martyrs' RC Primary School, a Voluntary Academy. 26 schools nearby.

Nearest schools

  • English Martyrs' RC Primary School, a Voluntary AcademyPrimary205m
  • Urmston Primary SchoolPrimary344m
  • Urmston Grammar AcademySecondary432m
  • Flixton Girls SchoolSecondary900m

Nearest stops

  • Roseneath RoadBus stop172m
  • Newton RoadBus stop198m
  • Dartford RoadBus stop235m
  • Urmston StationBus stop289m

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

Daytime· 07:00 – 23:00

52.1dB

Low
Night-time road noise heatmap for M41 9DA

Night-time· 23:00 – 07:00

42.4dB

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 3 Building Survey

Victorian-eraEnd-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,020 · 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.
£418k

1 Beech Avenue, Urmston

M41 9DA

3 bed1 bath
£408k

1 Balmoral Avenue, Urmston

M41 9DU

3 bed1 bath
£383k

1 Chetwynd Avenue, Urmston

M41 9BX

3 bed1 bath
£374k

1 Acrefield Avenue, Urmston

M41 9WN

3 bed1 bath
£350k

1 Berwick Avenue, Urmston

M41 9QS

3 bed
£350k

1 Blinco Road, Urmston

M41 9NF

3 bed
£330k

1 Chapel Grove, Urmston

M41 9BB

3 bed1 bath
£313k

1 Ciss Lane, Urmston

M41 9AG

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 Beech Avenue is modelled from its 105 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in M41 9DA. 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. 4 sales are recorded for 13 Beech Avenue. 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 Beech Avenue was lodged in March 2025 at band D and is valid until March 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 Beech Avenue. 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 26 schools and 30 stops listed are measured in a straight line from M41 9DA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Beech Avenue 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 Beech Avenue, Urmston, Manchester, M41 9DA. Each answer is also embedded as structured data for search engines.

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