8 Groby Road, Manchester, M21 8AF
About 8 Groby Road
8 Groby Road is a four-bedroom semi-detached house in Manchester (M21 8AF). It has a recorded floor area of 134 m² (around 1442 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2022) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump.
One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £689,000 is 21.9% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£392/sq ft) was about 76.3% above the typical sold price in the postcode. At 134 m² it's 17.5% smaller than the typical home in the postcode (163 m² median across 8 EPCs). Most recent transfer: October 2022 at £565,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 8 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
- Bedrooms4
- Bathrooms1
Energy performance
8 Groby Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
8 Groby Road has an approved single-storey rear extension on the planning record.
- Oct 2025ExtensionFullIn report
Extension: Single storey · Rear of property
Erection of a single-storey rear extension with a small projection to the side and a raised patio to the rear with privacy screen.
- Agent
- House Extension Studio
- Documents
- 12 docs on file
- Reference
- 143677/FH/2025
We flagged 1 thing worth checking at 8 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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£689,000
Modelled from EPC, postcode comparables.
£565,000
Recorded with HM Land Registry.
Sales timeline
4 October 2022Most recent
£565,000
Median price across the last 5 sales in M21 8AF: £557,500 (2023–2016).
Everything we know about 8 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
EPC Rating for 8 Groby Road lags the street by a wide margin.
Price per m²
£4,216
Street avg £3,206
Floor Area
134 m²
Street avg 156 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
7.6 t/year
Street avg 7.7 t/year
Similar properties nearby
1 Dawlish Road
M21 8XR
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M21 8UX
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M21 8TP
1 Clovelly Road
M21 8XU
1 Claude Road
M21 8BZ
1 Hartington Road
M21 8UZ
1 Cleveleys Avenue
M21 8TS
1 Limley Grove
M21 8UB
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