412a, Wilbraham Road, Manchester, M21 0SD

412a is a mid-terrace house in Manchester (M21 0SD). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (August 2018) shows an F (score 23), near the bottom of the EPC scale. The recommended improvements would push it to E (score 47). Main heating runs on electricity.

Across 1995–2021, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £324,000 is 31.1% below the 2021 sale of £470,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£331/sq ft) was about 135.4% above the typical sold price in the postcode. At 132 m² the property is well over the postcode median (50 m² across 19 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: subdivision approved in 2018. Past consents include subdivision and change of use to residential, meaningful when judging how the property has evolved. Sold April 2021 for £470,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.