35 Hathersage Road is a five-bedroom mid-terrace house in Manchester (M13 0EJ). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (January 2019) shows a D (score 58), a step below the typical UK home. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 74). Other recorded features include a loft. Records show the property has been extended at some point in its history.
Sale prices here have outpaced Manchester HPI: 8.7% per year against 0% for the wider region. Today's modelled estimate of £371,000 is 14.2% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 113.6% above the typical sold price in the postcode. One planning record on file: HMO conversion approved in 2023. Past consents include HMO conversion, meaningful when judging how the property has evolved. Last sale on file: £325,000 in July 2023.
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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35 Hathersage Road's carbon output runs well above what efficient homes in the postcode produce.
Use of property as a small house in multiple occupation (Use Class C4).
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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Latest sale on 35 Hathersage Road was the highest on Land Registry record across the postcode.
£371,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.7% per year over 26 years.
£325,000
Growth on file: 8.7% per year over 26 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 for 35 Hathersage Road runs comfortably ahead of the street norm.
Price per m²
£2,600
Street avg £1,361
Floor Area
125 m²
Street avg 128 m²
Habitable Rooms
6 rooms
Nearest stop
0.3 km
St Joseph's Church — bus stop.
Closest school
0.3 km
Plymouth Grove Primary School. 59 schools nearby.

Daytime· 07:00 – 23:00
55.0dB

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
Cavity wall insulation installed
7 July 2023Most recent
£325,000
+772.5%over 26 years2 June 1997
£37,250
Median price across the last 5 sales in M13 0EJ: £260,000 (2024–2020).

Street avg 6 rooms
CO₂ Emissions
6.1 t/year
Street avg 5.3 t/year
M13 0NW
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Night-time· 23:00 – 07:00
44.9dB