22a, Griffin Street, Salford, M7 2HX
About 22a
22a is a mid-terrace house in Salford (M7 2HX). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to 1900-1929. At 50 m² this is the 5th smallest of 14 units on EPC record in the building, where floor areas span 34–173 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2025) shows a C (score 73). When first surveyed in February 2018 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Very Good and hot-water efficiency went from Poor to Good.
Across 2001–2025, sale prices on this property compounded at 10.4% per year. Today's modelled estimate of £133,000 is 37.3% below the 2025 sale of £212,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£394/sq ft) was about 388.3% above the typical sold price in the postcode. It changed hands recently, sold July 2025 for £212,000. At 50 m² it sits well below the postcode median (83 m² across 13 EPCs), making it one of the more compact homes locally. 6 planning records sit against the property, 3 approved, 3 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 22a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Single glazing replaced with double or better glazing
Wall insulation improved
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
A recent planning application at 22a was refused — worth checking the council file.
- Nov 2021RenovationFullIn report
Re-instatement of domestic garage/store to ground floor with installation of new garage doors, retention of the entrance door to main street elevation and removal of existing ground floor windows.
- Agent
- Alexander Laird Ltd
- Documents
- 11 docs on file
- Reference
- 21/78331/FUL
- Aug 2021Change Of UseFullIn report
Retrospective change of use of ground floor garages to office use (class E)
- Agent
- Alexander Laird Ltd
Retrospective- Documents
- 11 docs on file
- Reference
- 21/77814/FUL
We flagged 2 things worth checking at 22a
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.
- Signs of HMO activity in the area
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Price for 22a has grown more than fourfold since the 2001 starting point.
£133,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.4% per year over 24 years.
£212,000
Growth on file: 10.4% per year over 24 years.
Sales timeline
9 July 2025Most recent
£212,000
+960.0%over 23 years13 September 2001
£20,000
Median price across the last 5 sales in M7 2HX: £185,000 (2018–2016).
Everything we know about 22a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Griffin Street homes
EPC Rating
73 (C)
Street avg 72 (C)
Floor Area
50 m²
Street avg 52 m²
CO₂ Emissions
1.6 t/year
Street avg 2.9 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
The neighbourhood at a glance
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Grecian Street — bus stop.
Closest school
0.2 km
St Boniface RC Primary School. 48 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.2dB
Night-time· 23:00 – 07:00
43.0dB