Detached 5 sales on record

15 LADYHILL VIEW

WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH

£485,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M28 7LH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Newearth Road/East Lancs Road	0.3 miles
Shop	Unknown	0.4 miles
Train station	Walkden	0.6 miles
Hospital	Leigh Health Centre	4.5 miles
University	UCEN Manchester (City Campus)	6.7 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

114 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£485,000 Mar 2026

Price per m²

£4,254/m²

Local average

£451,813 (45 sales)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 15/10/2025

Expiry date: 14/10/2035

Current heating cost: £907/year

Potential heating cost: £907/year

Est. upgrade cost to C: £9,000

Recommendations

Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/03/2026	£485,000	Detached	+94%	£495,289 to May 2026	View transaction
Sold	25/11/2011	£250,000	Detached	+68.9%	£589,644 to May 2026	View transaction
Sold	18/12/2001	£148,000	Detached	+33.3%	£715,671 to May 2026	View transaction
Sold	21/01/2000	£111,000	Detached	+19.4%	£642,344 to May 2026	View transaction
Sold	11/04/1997	£92,950	Detached	—	£611,392 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£485,000
listed	24/09/2025	£475,000
sold	01/01/2011	£250,000
sold	01/01/2001	£148,000
sold	01/01/2000	£111,000
sold	01/01/1997	£92,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
31 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB	£385,000	11/04/2025	Detached
1 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH	£460,000	21/02/2025	Detached
17 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN	£428,000	24/11/2023	Detached
1 SIXPOOLS GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GR	£600,000	07/07/2023	Detached
78 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP	£620,000	16/05/2023	Detached
2 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX	£417,500	28/04/2023	Detached
9 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL	£515,000	03/02/2023	Detached
82 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP	£455,000	11/11/2022	Detached
9 CORNLEA DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XW	£725,000	20/10/2022	Detached
10 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL	£605,000	20/10/2022	Detached
40 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB	£390,000	07/10/2022	Detached
49 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH	£395,000	20/09/2022	Detached
3 EDGE GREEN, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XP	£407,000	25/08/2022	Detached
9 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN	£450,000	27/07/2022	Detached
12 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB	£630,000	11/03/2022	Detached
10 HOWBRIDGE CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XZ	£360,000	03/03/2022	Detached
8 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX	£465,000	18/02/2022	Detached
3 SPINDLEPOINT DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GL	£305,000	17/12/2021	Detached
28 HABERGHAM CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XJ	£457,000	24/09/2021	Detached
43 PARR FOLD AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7HE	£387,000	03/09/2021	Detached

Area average: £472,825 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).

Address	Price	Beds	Type	Distance
Leigh Road, Worsley, Manchester	£2,500,000	4	Detached	0.58 mi
Leigh Road, Worsley, Manchester	£1,350,000	5	Detached	0.6 mi
Crossfield Drive, Worsley, Manchester	£1,300,000	5	Detached	0.87 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -8.4%

10y growth 60.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Salford. Series: Detached. As of May 2026.

1y (index) -6.3%

5y (index) 26.4%

10y (index) 85.1%

Rental Range

Estimated market rent for Salford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,048/mo

Realistic £1,164/mo

Optimistic £1,280/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for East Lancs: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Gibson Lane, M28	£1,050/mo	2	1.14 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.22%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 2.6%

Cost-to-rent ratio 38.5×

Monthly cashflow £-990/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~312 m² (0.08 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
James Brindley Community Primary School	Primary	0.2 miles	Outstanding — 14 Dec 2016
Ellenbrook Community Primary School	Primary	0.3 miles	Good — 25 Sep 2024
Mesne Lea Primary School	Primary	0.5 miles	Good — 13 Jun 2018
Co-op Academy Walkden	Secondary	0.7 miles	Good — 10 Jul 2023
The Lowry Academy	Secondary	0.8 miles	Good — 24 Mar 2024

FENSA

No FENSA certificates found for this address.

# 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH

## Property details

- Slug: `6eb197b` (address key hash: `6eb197b1a55b749519a71e79c0535366d55d8b0f`)
- Postcode: M28 7LH
- Transactions on record: 5

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 114 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £485,000 Mar 2026
- Price per m²: £4,254/m²
- Local average: £451,813 (45 sales)

## Latest sale

- Price: £485,000
- Date: 2026-03-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/10/2035
- **Current heating cost:** £907/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9058-3955-1200-3255-6200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £485,000 | Detached | +94% | £495,289 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-289e-8922-e063-4804a8c094d0) |
| Sold | 2011-11-25 | £250,000 | Detached | +68.9% | £589,644 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/73da1d9c-fdb7-4b8e-92d2-2d4cb1713879) |
| Sold | 2001-12-18 | £148,000 | Detached | +33.3% | £715,671 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/177d51ba-0c47-47f6-9d1c-3d12d0f7e2aa) |
| Sold | 2000-01-21 | £111,000 | Detached | +19.4% | £642,344 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ee3f51e7-db2f-4876-b226-d3358cdb1992) |
| Sold | 1997-04-11 | £92,950 | Detached | — | £611,392 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/be1fff13-5c08-4723-961e-554358c6dcd4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £485,000 | 27/03/2026 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £250,000 | 25/11/2011 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £148,000 | 18/12/2001 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £111,000 | 21/01/2000 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £92,950 | 11/04/1997 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167366495](http://87.117.209.195:8080/listings/8f7ab4a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £485,000 |
| listed | 2025-09-24 | £475,000 |
| sold | 2011-01-01 | £250,000 |
| sold | 2001-01-01 | £148,000 |
| sold | 2000-01-01 | £111,000 |
| sold | 1997-01-01 | £92,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £385,000 | 11/04/2025 | Detached |
| 1 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £460,000 | 21/02/2025 | Detached |
| 17 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £428,000 | 24/11/2023 | Detached |
| 1 SIXPOOLS GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GR | £600,000 | 07/07/2023 | Detached |
| 78 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £620,000 | 16/05/2023 | Detached |
| 2 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £417,500 | 28/04/2023 | Detached |
| 9 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £515,000 | 03/02/2023 | Detached |
| 82 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £455,000 | 11/11/2022 | Detached |
| 9 CORNLEA DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XW | £725,000 | 20/10/2022 | Detached |
| 10 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £605,000 | 20/10/2022 | Detached |
| 40 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £390,000 | 07/10/2022 | Detached |
| 49 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £395,000 | 20/09/2022 | Detached |
| 3 EDGE GREEN, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XP | £407,000 | 25/08/2022 | Detached |
| 9 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £450,000 | 27/07/2022 | Detached |
| 12 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £630,000 | 11/03/2022 | Detached |
| 10 HOWBRIDGE CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XZ | £360,000 | 03/03/2022 | Detached |
| 8 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £465,000 | 18/02/2022 | Detached |
| 3 SPINDLEPOINT DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GL | £305,000 | 17/12/2021 | Detached |
| 28 HABERGHAM CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XJ | £457,000 | 24/09/2021 | Detached |
| 43 PARR FOLD AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7HE | £387,000 | 03/09/2021 | Detached |

**Area average:** £472,825 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Leigh Road, Worsley, Manchester](http://87.117.209.195:8080/listings/9993e33) | £2,500,000 | 4 | Detached | 0.58 mi |
| [Leigh Road, Worsley, Manchester](http://87.117.209.195:8080/listings/8f4f0c3) | £1,350,000 | 5 | Detached | 0.60 mi |
| [Crossfield Drive, Worsley, Manchester](http://87.117.209.195:8080/listings/c371d33) | £1,300,000 | 5 | Detached | 0.87 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -8.4%
- **10y growth:** 60.5%

## House Price Index (HM Land Registry)

*Official index for Salford; Detached series; as of May 2026.*

- **1y growth (index):** -6.3%
- **5y growth (index):** 26.4%
- **10y growth (index):** 85.1%

## Rental Range

*ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,048/mo
- **Realistic:** £1,164/mo
- **Optimistic:** £1,280/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Gibson Lane, M28 | £1,050/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,050/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38.5×
- **Monthly cashflow:** £-990/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| James Brindley Community Primary School | Primary | 0.2 miles | Outstanding — 14 Dec 2016 |
| Ellenbrook Community Primary School | Primary | 0.3 miles | Good — 25 Sep 2024 |
| Mesne Lea Primary School | Primary | 0.5 miles | Good — 13 Jun 2018 |
| Co-op Academy Walkden | Secondary | 0.7 miles | Good — 10 Jul 2023 |
| The Lowry Academy | Secondary | 0.8 miles | Good — 24 Mar 2024 |