34, Waters Edge, M40 3SL

34 Waters Edge is a 88 m² / 947 sq ft terraced home in Manchester. It sold for £260,000 in January 2026. Indexed forward to today's value, that sale is roughly £260k. Recent local prices imply a broad valuation context of £185k to £267k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Jan 2026 £260,000 4.0% 1.2%
May 2011 New build New £146,995 na na
Internal area
88 square metres (947 square feet) according to latest EPC inspection
Price per internal area

This property sold for £2,954 per square metre (£274 per square foot) in Jan 2026. Indexed forward to today's value, this is roughly £2,955 per square metre (£274 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Jan 2026 £260,000 £2,955 £260,000 £2,955
May 2011 £146,995 £1,670 £334,674 £3,803

Calculated using the latest EPC internal area of 88 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 £260,000. 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 88 m², this implies a valuation between £185,000 and £267,000. 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
Terrace
Council tax band
B
EPC Inspections
Summary:
19 July 2025 - 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 4 habitable rooms. Estimated year built 2007 to 2011
Area:
88 sqm (947 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 270 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:
Frequently asked questions

34 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 £260,000.
  • Based on an internal area of 88 m² and recent prices in Manchester, this implies a lower and upper quartile range from £185,000 to £267,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 34 Waters Edge last sold for £260,000 in January 2026.

HouseMetric shows 34 Waters Edge as 88 m² (947 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 19 July 2025. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 34 Waters Edge was in council tax band B. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

34 Waters Edge is in postcode M40 3SL, in Manchester. You can also view HouseMetric's sold-price page for Waters Edge, M40 3SL 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 2 July 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.