11 Groby Road, Manchester, M21 8AF
About 11 Groby Road
11 Groby Road is a five-bedroom semi-detached house in Manchester (M21 8AF). It has a recorded floor area of 178 m² (around 1916 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (March 2018) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump.
One planning record on file: an extension approved in 2019. Past consents include an extension, a basement excavation and partial demolition, meaningful when judging how the property has evolved. At 178 m² it's 25.4% larger than the typical home in the postcode (142 m² median across 8 EPCs). Across 1996–2023, sale prices on this property compounded at 11.1% per year. On a £-per-square-foot basis, the last sale (£433/sq ft) was about 87.9% above the typical sold price in the postcode. Most recent transfer: August 2023 at £830,000.
Know exactly what you're buying at 11 Groby Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms5
- Bathrooms2
Energy performance
11 Groby Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Feb 2019BasementFullIn report
Extension: Single storey · Side and rear of property
Erection of single-storey side and rear extension with raised patio to rear, enlargement of basement to rear to form additional living accommodation and demolition of boundary wall to front to allow new vehicular access
- Agent
- Space: Architecture+Planning
ExtensionDemolition- Documents
- 11 docs on file
- Reference
- 122068/FH/2018
We flagged 1 thing worth checking at 11 Groby Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Latest sale on 11 Groby Road was the highest on Land Registry record across the postcode.
£849,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.1% per year over 28 years.
£830,000
Growth on file: 11.1% per year over 28 years.
Sales timeline
24 August 2023Most recent
£830,000
+48.9%over 5 years2 August 2018
£557,500
+99.1%over 12 years1 November 2005
£280,000
+522.2%over 9 years17 January 1996
£45,000
Median price across the last 5 sales in M21 8AF: £475,000 (2022–2015).
Everything we know about 11 Groby Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Groby Road homes
11 Groby Road outperforms the street on price per m² by a wide margin.
Price per m²
£4,663
Street avg £3,142
Floor Area
178 m²
Street avg 151 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
9.7 t/year
Street avg 7.5 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Nearest stop
0.1 km
Groby Road — bus stop.
Closest school
0.4 km
Chorlton CofE Primary School. 40 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
43.7dB