See a full HomeThink Pro report

Free quick read · sample

3-bed semi-detached · Withington, Manchester

£335,000

3 bed · 1 bath · 1,012 sqft · Freehold · EPC D · listed 71 days

Property score

Worth a look, with conditions

Headline concern: the asking price is above the area’s £ per square foot.

Provisional — the full working is in the Pro report

The numbers — free on every report

Monthly cost: £1,957 est.
Price per sqft: £331
Area average: £298/sqft
Council tax: Band B · £1,684/yr
EPC: D (61)
Last sold: £221,000 in 2016

Top 5 red flags

On the market 71 days with one price cut
A listing that has sat twice as long as the local norm, and already moved once, is a seller with a reason to negotiate.
Where it came from, and what it costs — in the full report
EPC D with an uninsulated solid wall noted
Solid walls are the expensive kind to insulate, and the bills are yours from day one.
Where it came from, and what it costs — in the full report
Listing wording suggests an unmodernised bathroom and kitchen
Two rooms that cost the most to put right, flagged by the agent's own choice of words.
Where it came from, and what it costs — in the full report
Two flat-roof sections over the rear extension
Flat roofs have a shorter life than the rest of the house, and a lender may hold money back over one.
Where it came from, and what it costs — in the full report
Asking price is 11% above the area's £ per square foot
You would be paying an above-average rate for the area before any of the work above.
Where it came from, and what it costs — in the full report

Top 5 green flags

Freehold, no service charge
You own the land and answer to no managing agent — no annual charge that can rise without your say.
Where it came from, and what it costs — in the full report
Council tax band B — low for the size
A permanently lower annual bill than comparable homes on the same street.
Where it came from, and what it costs — in the full report
Very low flood risk
Keeps insurance ordinary and keeps the house easy to sell on.
Where it came from, and what it costs — in the full report
Three primary schools within a mile
Catchment demand is what holds a family home's value when the wider market is flat.
Where it came from, and what it costs — in the full report
Gigabit broadband available
Full-fibre at the address makes working from home a non-issue.
Where it came from, and what it costs — in the full report

What it's really worth

Pro

£320,000range £309,000 – £328,000

Asking price sits £15,000 above our mid estimate

34 comparable M20 semi-detached sales in the last 24 months, £298/sqft average
This home at 1,012 sqft → £301,600 on area average alone
Adjusted up for freehold, the extension footprint and the school catchment
Adjusted down for EPC D, the unmodernised interior and the flat roofs
Last sold £221,000 (2016); M20 has moved +41% since, implying £311,600

Worked example, not a live listing. Every figure is illustrative — a real report runs these same checks against the property you paste.

Fair-value range, and the working behind it

Your offer plan

Pro

Open at

£305,000

Target

£315,000

Walk away

£322,000

71 days listed with one reduction already — the seller has moved once
£24,000–£38,500 of identified work, itemised above
No chain pressure stated in the listing

We're very keen on the house and want to be straightforward with you. Our offer is £305,000. We've had the EPC and the listing looked at in detail: the solid walls are uninsulated, the rear flat roofs are at the end of a typical life, and the kitchen and bathroom both need doing. That's £24,000–£38,500 of work before we move in, against an asking price that's already £33/sqft above the M20 average for a semi. We're ready to proceed quickly and have our mortgage agreed in principle.

Open at · walk away at · the message to send

What it costs you over 5 years

Pro

The true 5-year cost, itemised

The area, read

Pro

Trajectory: Improving, slowly

M20 prices are up 41% over the last decade but flat over the last 18 months. Two approved planning applications within 400m are residential infill rather than commercial, and the crime rate sits below the Manchester average while remaining above the England average — the mix a lender reads as stable rather than rising.

Five-year outlook: modest real-terms growth, driven by school catchment demand rather than regeneration spend.

What the data means, and where the area is heading