22, Willow Way, M20 6JS

22 Willow Way is a 128 m² / 1,378 sq ft semi-detached home in Manchester. It sold for £357,500 in December 2016. Indexed forward to today's value, that sale is roughly £543k. Recent local prices imply a broad valuation context of £485k to £690k based on its internal area. The Land Registry and EPC data was last updated 4 August 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Dec 2016 £357,500 12.4% 10.2%
Aug 2000 £60,000 na na
Aug 2000 £53,000 na na
Internal area
128 square metres (1,378 square feet) according to latest EPC inspection
Price per internal area

This property sold for £2,792 per square metre (£259 per square foot) in Dec 2016. Indexed forward to today's value, this is roughly £4,243 per square metre (£394 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Dec 2016 £357,500 £2,793 £543,144 £4,243
Aug 2000 £60,000 £469 £276,818 £2,163
Aug 2000 £53,000 £414 £244,523 £1,910

Calculated using the latest EPC internal area of 128 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £543,144. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Manchester are now selling for between £3,790 and £5,390 per square metre (£352 and £500 per square foot). Based on an internal area of 128 m², this implies a valuation between £485,000 and £690,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Semi-detached
Council tax band
D
Plot size
283 square metres (3,046 square feet) - map showing freehold boundary lines
Archived listings
History:
Archived sales listing for 22 Willow Way. Advertised on multiple portals. It was added on 15/10/2016. It last appeared Nov 2016.
Photos:

There are 1 archived estate agent listing photos for 22 Willow Way.

Photos for 22 Willow Way
View photos
Advertiser remarks:
  • 3 bedrooms
Planning applications
Planning ref:
March 2019 122135/FO/2018
Type:
Full and householder planning application
Status:
Application refused
Address:
22 Willow Way Manchester
Description:
Change of use from dwellinghouse (Class C3) to a House in Multiple Occupation (Class C4)
Planning ref:
March 2017 115343/PDE/2017
Type:
Outline application - proposal prior to a full application, including assessments and scoping opinions.
Status:
Application approved with conditions
Address:
22 Willow Way Manchester
Description:
Prior notification of proposed larger home extension for single storey rear extension with a rearward projection of 5.9m, maximum eaves height of 2.4m and total roof height of 3.5m
EPC Inspections
Summary:
18 December 2018 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 7 habitable rooms. Estimated year built 1950 to 1966
Area:
163 sqm (1,755 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
22 November 2016 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
None of the above
Tenure:
Private rental
Property type:
Semi-Detached House , has 6 habitable rooms. Estimated year built before 1900
Area:
128 sqm (1,378 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
10 October 2016 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 5 habitable rooms. Estimated year built 1930 to 1949
Area:
108 sqm (1,163 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

22 Willow Way is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £543,144.
  • Based on an internal area of 128 m² and recent prices in Manchester, this implies a lower and upper quartile range from £485,000 to £690,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 22 Willow Way last sold for £357,500 in December 2016.

HouseMetric shows 22 Willow Way as 128 m² (1,378 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 18 December 2018. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 22 Willow Way was in council tax band D. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

22 Willow Way is in postcode M20 6JS, in Manchester. You can also view HouseMetric's sold-price page for Willow Way, M20 6JS or analysis of the Manchester property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 4 August 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.