44, Waters Edge, M40 3SL
44 Waters Edge is a 89 m² / 958 sq ft semi-detached home in Manchester. It sold for £135,000 in November 2018. Indexed forward to today's value, that sale is roughly £247k. Recent local prices imply a broad valuation context of £187k to £270k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.
- Sale history
-
Date Paid price Annual growth After inflation Nov 2018 £135,000 * -2.2% -4.0% Feb 2011 New build New £159,995 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
- 89 square metres (958 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £1,516 per square metre (£141 per square foot) in Nov 2018. Indexed forward to today's value, this is roughly £2,770 per square metre (£257 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Nov 2018 £135,000 £1,517 £246,547 £2,770 Feb 2011 £159,995 £1,798 £364,443 £4,095 Calculated using the latest EPC internal area of 89 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 £246,547. 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 £2,100 and £3,030 per square metre (£195 and £281 per square foot). Based on an internal area of 89 m², this implies a valuation between £187,000 and £270,000. 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
- B
- Summary:
- 05 January 2022 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Rental
- Tenure:
- Private rental
- Property type:
- End-Terrace House , has 4 habitable rooms. Estimated year built 2007 to 2011
- Area:
- 89 sqm (958 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 200 mm loft insulation. Heating: Boiler and radiators, mains gas.
- Summary:
- 26 November 2010 - energy performance certificate grade B
- Reason for EPC:
- None
- Tenure:
- Unknown
- Property type:
- None Estimated year built None to None
- Area:
- 89 sqm (958 square foot) total internal area
- Comments:
44 Waters Edge 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 £246,547.
- Based on an internal area of 89 m² and recent prices in Manchester, this implies a lower and upper quartile range from £187,000 to £270,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.