21 Lincoln Grove is an end-of-terrace house in Manchester (M13 0DX). It has a recorded floor area of 273 m² (around 2939 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2023) shows a C (score 76), near the top of the C band. When first surveyed in January 2016 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 81).
At 273 m² the property is well over the postcode median (60 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a basement excavation, subdivision, HMO conversion and change of use to residential, 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.
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21 Lincoln Grove's carbon output runs well above what efficient homes in the postcode produce.
Council records show a subdivision application — the property's legal arrangement has been altered.
Change of use from 8 bedroom house in multiple occupation (HMO) and one self contained apartment to form 6 x self contained apartments with associated formation of basement lightwells to front and rear elevations
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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21 Lincoln Grove has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£367,000
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
Nearest stop
0.2 km
Hathersage Road — bus stop.
Closest school
0.1 km
St Chrysostom's CofE Primary School. 54 schools nearby.

Daytime· 07:00 – 23:00
55.6dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Cavity wall insulation installed
Heating controls upgraded for better temperature management
Hot water system upgraded
Window efficiency improved
More low energy lighting installed
Certificate of Lawful Development for existing use of property as 8 bed House in Multiple Occupation (Sui Generis) and 1 x one bedroom Self Contained Flat
Median price across the last 1 sales in M13 0DX: £850,000 (2019–2019).

M13 0NW
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Night-time· 23:00 – 07:00
46.0dB