22 East Grove is a three-bedroom mid-terrace house in Manchester (M13 0BA). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (February 2025) shows a C (score 70). The recommended improvements would push it to B (score 88).
Untraded for 19 years, with the last transfer in March 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced Manchester HPI: 23.4% per year against 0% for the wider region. Today's modelled estimate of £214,000 sits 74.3% above the 2007 sale of £122,750. On a £-per-square-foot basis, the last sale (£133/sq ft) was about 35.3% above the typical sold price in the postcode.
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
22 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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Sale price has at least doubled since 2002.
£214,000
Modelled from EPC, postcode comparables and a sale-price growth of 23.4% per year over 5 years.
£122,750
Growth on file: 23.4% per year over 5 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m²
£1,427
Street avg £1,437
Floor Area
86 m²
Street avg 94 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
Nearest stop
0.2 km
Lincoln Grove — bus stop.
Closest school
0.1 km
St Chrysostom's CofE Primary School. 56 schools nearby.

Daytime· 07:00 – 23:00
55.3dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What will this home really cost to run?
The EPC's recommended upgrades and their estimated cost, in the full report
30 March 2007Most recent
£122,750
+195.8%over 5 years1 February 2002
£41,500
Median price across the last 5 sales in M13 0BA: £202,500 (2025–2016).

CO₂ Emissions
3.0 t/year
Street avg 3.7 t/year
M13 0NW
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
45.4dB