Model valuation£417,0008 Busby Close
Local market context
1 Harcombe Road, Manchester, M20 4AT
Extendable1 planning record
Estimated value
£459,000
- Since the 2021 sale (£351,000)+31%
- Against M20 4AT's recent median (£287,000)+60%
Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
100 m²
1076 sq ft
Energy rating
D
Score 56
Council tax
Band C
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£459,000
- Against its 2021 sale (£351,000)+31%
- Against M20 4AT's recent median (£287,000)+60%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Harcombe Road is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4AT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
100 m² from the EPC lodged in January 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in M20 4AT
5 sales, median £287,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
16 September 2021Most recent
£351,000
Median price across the last 5 sales in M20 4AT: £287,000 (2021–2016).
Nearby sales in M20 4AT
What this page doesn't show
1 potential issue has already been flagged for 1 Harcombe Road, Manchester, M20 4AT. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 1 Harcombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Harcombe Road is a three-bedroom semi-detached house in Manchester (M20 4AT). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1930-1949 and council tax band C. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The home occupies a corner plot. The latest certificate (January 2021) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 100 m² the property is well over the postcode median (43 m² across 16 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £459,000 is 30.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£326/sq ft) was about 87.3% above the typical sold price in the postcode. Most recent transfer: September 2021 at £351,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- Corner plotYes
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 1 Harcombe Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jan 2021EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 January 2031
Planning history
Applications and permits filed against 1 Harcombe Road, Manchester, M20 4AT, sourced from the PlanIt planning register.
1 Harcombe Road has an approved single-storey side and rear extension on the planning record.
1 application on record at 1 Harcombe Road, Manchester, M20 4AT
1decisions1extensions14documents24nearby
- Jul 2024ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Erection of a single storey side and rear extension
- Documents
- 14 docs on file
- Reference
- 140084/FH/2024
Unlock 1 Harcombe Road, Manchester, M20 4AT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 24 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Harcombe Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Harcombe Road outperforms the street on floor area by a wide margin.
Price per m²
£3,510
Street avg £3,048
Floor Area
100 m²
Street avg 56 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
5.4 t/year
Street avg 2.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Manchester district page.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
The Christie — bus stop.
Closest school
0.2 km
St Paul's CofE Primary School. 46 schools nearby.
Nearest schools
- St Paul's CofE Primary SchoolPrimary180m
- St Cuthbert's RC Primary SchoolPrimary316m
- West Didsbury CE Primary SchoolPrimary770m
- Old Moat Primary SchoolPrimary845m
Nearest stops
- The ChristieBus stop185m
- Withington St Paul'sBus stop258m
- Wilmslow RoadBus stop293m
- Everett RoadBus stop331m
Most reported crime locally
- Violence & Sexual Offences12 reports92%
- Vehicle Crime1 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around M20 4AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
41.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 1 Harcombe Road is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in M20 4AT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 1 Harcombe Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Harcombe Road was lodged in January 2021 at band D and is valid until January 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 1 Harcombe Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 7 months, which places each incident at an approximate point. The 46 schools and 30 stops listed are measured in a straight line from M20 4AT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Harcombe Road is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Harcombe Road, Manchester, M20 4AT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in M20 4ATSold prices, values and energy ratings for the postcode
- M 20 property marketPrices, postcodes, schools and transport across the district
- 1 Harcombe Road, Manchester valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales