45, Waterloo Road, M8 8BY

45 Waterloo Road is a 60 m² / 646 sq ft flat in Manchester. It sold for £82,000 in December 2018. Indexed forward to today's value, that sale is roughly £101k. Recent local prices imply a broad valuation context of £124k to £170k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Dec 2018 £82,000 * -1.4% -3.6%
Feb 2008 £96,000 na na

*This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.

Internal area
60 square metres (646 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,366 per square metre (£127 per square foot) in Dec 2018. Indexed forward to today's value, this is roughly £1,690 per square metre (£157 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Dec 2018 £82,000 £1,367 £101,371 £1,690
Feb 2008 £96,000 £1,600 £139,465 £2,324

Calculated using the latest EPC internal area of 60 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 £101,371. 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 £2,070 and £2,840 per square metre (£192 and £263 per square foot). Based on an internal area of 60 m², this implies a valuation between £124,000 and £170,000. 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
2
Type
Flat
Council tax band
A
Company ownership
Title number
GM419515
Tenure
Leasehold/other
Title address
45 Waterloo Road, Manchester
Owner
SLATERS PROPERTY GROUP LTD (Company reference number: 11556792)
Proprietor address: 3 Slaters Court, Princess Street, Knutsford WA16 6BW, 45 Waterloo Road, Manchester M8 8BY
Price paid on title: £82,000
Ownership record added to Land Registry's corporate ownership dataset 17 Dec 2018
Archived listings
History:
Archived rental listing for 45 Waterloo Road. Advertised on multiple portals. It was added on 09/01/2019. It last appeared Jan 2019.
Photos:

There are 1 archived estate agent listing photos for 45 Waterloo Road.

Photos for 45 Waterloo Road
View photos
Advertiser remarks:
  • 2 bedrooms
  • 1 bathrooms
EPC Inspections
Summary:
29 January 2025 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
1st floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1900 to 1929
Area:
57 sqm (614 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Boiler and radiators, mains gas.
Summary:
25 July 2013 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Assessment for Green Deal
Tenure:
Owner-occupied
Property type:
1st floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1900 to 1929
Area:
60 sqm (646 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Boiler and radiators, mains gas.
Frequently asked questions

45 Waterloo Road 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 £101,371.
  • Based on an internal area of 60 m² and recent prices in Manchester, this implies a lower and upper quartile range from £124,000 to £170,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 45 Waterloo Road last sold for £82,000 in December 2018.

HouseMetric shows 45 Waterloo Road as 60 m² (646 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 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 29 January 2025. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 45 Waterloo Road was in council tax band A. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

45 Waterloo Road is in postcode M8 8BY, in Manchester. You can also view HouseMetric's sold-price page for Waterloo Road, M8 8BY 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 1 June 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.