28 High Legh Road, Manchester, M11 1AZ
About 28 High Legh Road
28 High Legh Road is a semi-detached house in Manchester (M11 1AZ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1930-1949 and council tax band A. At 42 m² this is the 7th smallest of 22 units on EPC record in the building, where floor areas span 34–81 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (September 2013) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2010); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 76). The latest certificate is from September 2013, so improvements made since then won't be reflected.
At 42 m² it sits well below the postcode median (69 m² across 21 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 28 High Legh Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
28 High Legh Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Sept 2023
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
More low energy lighting installed
Planning history
28 High Legh Road has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
28 High Legh Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£139,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in M11 1AZ: £44,000 (2011–2011).
Nearby sales in M11 1AZ
Everything we know about 28 High Legh Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
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- Is something wrong with it?
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- Will it hold its value?
Versus other High Legh Road homes
EPC Rating for 28 High Legh Road lags the street by a wide margin.
EPC Rating
68 (D)
Street avg 73 (C)
Floor Area
42 m²
Street avg 37 m²
CO₂ Emissions
1.9 t/year
Street avg 1.4 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Nearest stop
0.3 km
Wheler Street — bus stop.
Closest school
0.1 km
Higher Openshaw Community School. 46 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.5dB
Night-time· 23:00 – 07:00
43.2dB