25 East Grove is a two-bedroom mid-terrace house in Manchester (M13 0AX). It has a recorded floor area of 123 m² (around 1324 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (September 2021) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in August 2009 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Good and lighting went from Poor to Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 82), a 2-band jump.
Sale prices here have outpaced Manchester HPI: 6.3% per year against 0% for the wider region. Today's modelled estimate of £166,000 sits 92.5% above the 2012 sale of £86,250. On a £-per-square-foot basis, the last sale (£65/sq ft) was about 32.8% below the postcode norm. At 123 m² the property is well over the postcode median (90 m² across 26 EPCs), placing it in the larger end of the local stock. On the market in April 2012 and unlisted since — roughly 14 years. Across the public record there are 4 sales, relatively high churn for a single property.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Recommended upgrades on file would lift this property by multiple EPC bands.
25 East Grove has no planning applications on record.
Notable planning nearby
23applications of note in the surrounding area
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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25 East Grove has more than doubled in price since the earliest registered sale in 1996.
£166,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.3% per year over 16 years.
£86,250
Growth on file: 6.3% per year over 16 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
EPC Rating for 25 East Grove lags the street by a wide margin.
Price per m²
£701
Street avg £1,329
Floor Area
123 m²
Street avg 97 m²
Habitable Rooms
6 rooms
Nearest stop
0.1 km
Lincoln Grove — bus stop.
Closest school
0.1 km
St Chrysostom's CofE Primary School. 53 schools nearby.

Daytime· 07:00 – 23:00
55.4dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
More low energy lighting installed
26 April 2012Most recent
£86,250
-2.0%over 2 years12 March 2010
£88,000
+137.8%over 8 years21 December 2001
£37,000
+12.1%over 5 years21 August 1996
£33,000
Median price across the last 5 sales in M13 0AX: £150,000 (2023–2020).

Street avg 5 rooms
CO₂ Emissions
5.5 t/year
Street avg 3.6 t/year
M13 0NW
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Night-time· 23:00 – 07:00
45.5dB