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32 Harcombe Road, Manchester, M20 4AT

Property type
Mid terrace
Habitable rooms
2
From EPC
Floor area
44 m²
474 sq ft
Energy rating
D
Score 67
Council tax
Band A
Tenure
Social Rental
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Overview

About 32 Harcombe Road

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

32 Harcombe Road is a mid-terrace house in Manchester (M20 4AT). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (November 2025) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since January 2015. Between certificates, roof efficiency dropped from Very Good to Average and window efficiency dropped from Good to Poor. The recommended improvements would push it to C (score 75).

Before you decide

Everything you need to know about 32 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

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.
Current Certificate(1 of 3)
Nov 2025

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
1.6 t/year
Occupancy
Rented

Certificate validity

Valid until 18 November 2035

9 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2015from Jan 2015
EPC improved fromD68toC69
Low Energy Lighting
60%80%

More low energy lighting installed

Nov 2025from Jan 2015
EPC improved fromC69toD67
Heating Controls
FullProg + Stat

Heating controls changed

Low Energy Lighting
80%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Mid 20th centuryMid-Terrace BungalowEPC 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 £495 · Includes VAT

Planning

Planning history

Applications and permits filed against 32 Harcombe Road, Manchester, M20 4AT, sourced from the PlanIt planning register.

32 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.

32 Harcombe Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£162,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

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.

Median price across the last 5 sales in M20 4AT: £302,000 (2021–2017).

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.

32 Harcombe Road outperforms the street on co₂ emissions by a wide margin.

EPC Rating

67 (D)

Street avg 68 (D)

On par

Floor Area

44 m²

Street avg 59 m²

On par

CO₂ Emissions

1.6 t/year

Street avg 2.6 t/year

Above

Habitable Rooms

2 rooms

Street avg 3 rooms

Below
Before you decide

Everything you need to know about 32 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

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.
£160k

1 Gwynant Place

M20 4AE

2 bed1 bath
£147k

1 Ferndene Gardens

M20 4TQ

£198k

1 Brynden Avenue

M20 4UE

£221k

1 Cotton Hill

M20 4XR

2 bed
£246k

1 Central Road

M20 4YE

2 bed2 bath
£258k

1 Haldon Road

M20 4SY

£268k

1 Fernhurst Road

M20 4UG

£275k

1 Fernside Avenue

M20 4TA

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

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.

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 32 Harcombe Road, Manchester, M20 4AT. Each answer is also embedded as structured data for search engines.