9, Pencombe Close, M12 4TA

9 Pencombe Close is a 97 m² / 1,044 sq ft semi-detached home in Manchester. It sold for £40,000 in January 2001. Indexed forward to today's value, that sale is roughly £226k. Recent local prices imply a broad valuation context of £217k to £299k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Jan 2001 £40,000 4.8% 3.2%
Apr 1996 £32,000 na na
Internal area
97 square metres (1,044 square feet) according to latest EPC inspection
Price per internal area

This property sold for £412 per square metre (£38 per square foot) in Jan 2001. Indexed forward to today's value, this is roughly £2,326 per square metre (£216 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Jan 2001 £40,000 £412 £225,593 £2,326
Apr 1996 £32,000 £330 £218,435 £2,252

Calculated using the latest EPC internal area of 97 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £225,593. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Manchester are now selling for between £2,240 and £3,080 per square metre (£208 and £286 per square foot). Based on an internal area of 97 m², this implies a valuation between £217,000 and £299,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Semi-detached
Council tax band
B
Plot size
147 square metres (1,582 square feet) - map showing freehold boundary lines
EPC Inspections
Summary:
15 July 2024 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 5 habitable rooms. Estimated year built 1991 to 1995
Area:
97 sqm (1,044 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
02 January 2014 - energy performance certificate grade E
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
None of the above
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 4 habitable rooms. Estimated year built 1983 to 1990
Area:
60 sqm (646 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
01 July 2013 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
None of the above
Tenure:
Owner-occupied
Property type:
End-Terrace House , has 4 habitable rooms. Estimated year built 1983 to 1990
Area:
59 sqm (635 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 250 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
19 June 2013 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
None of the above
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 4 habitable rooms. Estimated year built 1991 to 1995
Area:
58 sqm (624 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

9 Pencombe Close is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £225,593.
  • Based on an internal area of 97 m² and recent prices in Manchester, this implies a lower and upper quartile range from £217,000 to £299,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 9 Pencombe Close last sold for £40,000 in January 2001.

HouseMetric shows 9 Pencombe Close as 97 m² (1,044 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 15 July 2024. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 9 Pencombe Close was in council tax band B. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

9 Pencombe Close is in postcode M12 4TA, in Manchester. You can also view HouseMetric's sold-price page for Pencombe Close, M12 4TA or analysis of the Manchester property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.