Model valuation£417,0008 Busby Close
Local market context
8 Harcombe Road, Manchester, M20 4AT
Estimated value
£442,000
- Since the 2021 sale (£360,000)+23%
- Against M20 4AT's recent median (£287,000)+54%
Newest record on this page: November 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
80 m²
861 sq ft
Energy rating
D
Score 61
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
£442,000
- Against its 2021 sale (£360,000)+23%
- Against M20 4AT's recent median (£287,000)+54%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Harcombe Road is modelled from its 80 m² EPC floor area, its 2 recorded sales 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
80 m² from the EPC lodged in March 2017
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in M20 4AT
5 sales, median £287,000 (2021–2010)
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 | None on this home | 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.
Latest sale on 8 Harcombe Road was the highest on Land Registry record across the postcode.
Sales timeline
12 November 2021Most recent
£360,000
+49.1%over 4 years8 June 2017
£241,500
Median price across the last 5 sales in M20 4AT: £287,000 (2021–2010).
Nearby sales in M20 4AT
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Harcombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Harcombe Road is a three-bedroom semi-detached house in Manchester (M20 4AT). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2017) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 80 m² the property is well over the postcode median (43 m² across 16 EPCs), placing it in the larger end of the local stock. Across 2017–2021, sale prices on this property compounded at 9.4% per year. Today's modelled estimate of £442,000 is 22.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£418/sq ft) was about 211.5% above the typical sold price in the postcode. Last sale on file: £360,000 in November 2021. 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
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- FireplaceYes
Outside
- Private gardenWest-facing
- ParkingOff road
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 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
Mar 2017EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 March 2027
Planning history
Applications and permits filed against 8 Harcombe Road, Manchester, M20 4AT, sourced from the PlanIt planning register.
8 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.
Versus other Harcombe Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Harcombe Road stands well clear of the street.
Price per m²
£4,500
Street avg £2,850
Floor Area
80 m²
Street avg 57 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
4.0 t/year
Street avg 2.4 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
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Mid 20th centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£445k
1 Fairholme Road
M20 4WT
3 bed1 bath
£459k
1 Harcombe Road
M20 4AT
3 bed2 bath
£387k
1 Ferndene Road
M20 4TN
3 bed
£382k
1 Gainsborough Avenue
M20 4US
3 bed1 bath
£374k
1 Brookleigh Road
M20 4NZ
3 bed1 bath
£298k
1 Barnstead Avenue
M20 4UL
3 bed1 bath
£525k
1 Cotton Lane
M20 4GL
4 bed1 bath
£246k
1 Central Road
M20 4YE
2 bed2 bath
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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 8 Harcombe Road is modelled from its 80 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 8 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 8 Harcombe Road was lodged in March 2017 at band D and is valid until March 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 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
- 8 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 8 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
- 8 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