26 East Grove is an end-of-terrace house in Manchester (M13 0BA). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (October 2021) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 82).
At 124 m² the property is well over the postcode median (87 m² across 19 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2013. Past consents include an extension, meaningful when judging how the property has evolved.
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
Extension: Two storey · Rear of property
Erection of 2 storey rear extension and front & rear dormers to form additional living accommodation
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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26 East Grove has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£244,000
Modelled from EPC, postcode comparables.
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.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On habitable rooms, 26 East Grove stands well clear of the street.
EPC Rating
69 (C)
Street avg 67 (D)
Floor Area
124 m²
Street avg 92 m²
CO₂ Emissions
4.2 t/year
Street avg 3.6 t/year
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
Median price across the last 5 sales in M13 0BA: £202,500 (2025–2016).

Habitable Rooms
9 rooms
Street avg 5 rooms
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