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2 Harcombe Road, Manchester, M20 4AT

Extendable
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
91 m²
974 sq ft
Energy rating
D
Score 56
Council tax
Band C
Tenure
Owner Occupied
Overview

About 2 Harcombe Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Harcombe Road is a three-bedroom semi-detached house in Manchester (M20 4AT). It has a recorded floor area of 91 m² (around 974 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (March 2012) shows a D (score 56), a step below the typical UK home. The latest certificate is from March 2012, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.

At 91 m² the property is well over the postcode median (43 m² across 16 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £395,000 is 37.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£295/sq ft) was about 69.2% above the typical sold price in the postcode. Most recent transfer: June 2021 at £287,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
  • Bathrooms1
  • Open-plan layoutYes
  • Dining roomYes

Outside

  • Private gardenWest-facing
  • GarageYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 2 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 · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 Harcombe Road's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 05 Mar 2022

EPC Rating

A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Early 20th centurySemi-Detached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · Includes VAT

Planning

Planning history

Applications and permits filed against 2 Harcombe Road, Manchester, M20 4AT, sourced from the PlanIt planning register.

2 Harcombe Road has no planning applications on record.

24

But the area is active

24 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£395,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2021)

£287,000

Recorded with HM Land Registry.

Sales timeline

  1. 10 June 2021Most recent

    £287,000

Median price across the last 5 sales in M20 4AT: £302,000 (2021–2016).

On the street

Versus other Harcombe Road homes

Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 2 Harcombe Road lags the street by a wide margin.

Price per m²

£3,171

Street avg £3,116

On par

Floor Area

91 m²

Street avg 56 m²

Strongly above

Habitable Rooms

4 rooms

Street avg 3 rooms

Above

CO₂ Emissions

4.5 t/year

Street avg 2.4 t/year

Strongly below
Before you decide

Everything you need to know about 2 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 · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£395k

1 Ferndene Road

M20 4TN

3 bed
£387k

1 Gainsborough Avenue

M20 4US

3 bed1 bath
£367k

1 Brookleigh Road

M20 4NZ

3 bed1 bath
£437k

1 Fairholme Road

M20 4WT

3 bed1 bath
£443k

1 Harcombe Road

M20 4AT

3 bed2 bath
£298k

1 Barnstead Avenue

M20 4UL

3 bed1 bath
£525k

1 Cotton Lane

M20 4GL

4 bed1 bath
£245k

1 Central Road

M20 4YE

2 bed2 bath
Area

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.
Full Manchester report

Nearest stop

0.2 km

The Christie — bus stop.

Closest school

0.2 km

St Paul's CofE Primary School. 46 schools nearby.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for M20 4AT

Daytime· 07:00 – 23:00

52.3dB

Low
Night-time road noise heatmap for M20 4AT

Night-time· 23:00 – 07:00

41.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Harcombe Road, Manchester, M20 4AT. Each answer is also embedded as structured data for search engines.