# 57 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA

## Property details

- Slug: `02054e6` (address key hash: `02054e6133c3e4f4133aa7da833c0792ae528c93`)
- Postcode: M16 8TA
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 54 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £190,000 Apr 2026
- Price per m²: £3,519/m²
- Local average: £188,832 (42 sales)

## Latest sale

- Price: £190,000
- Date: 2026-04-08
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/06/2030
- **Current heating cost:** £243/year
- **Est. upgrade cost to C:** £5,000

### Recommendations
- T (£3,000 - £7,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9888-4043-6276-7010-0264)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-08 | £190,000 | Flat | +11.8% | £189,092 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-fec8-b8d0-e063-4704a8c08d98) |
| Sold | 2020-10-23 | £170,000 | Flat | +24.1% | £211,181 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b32-852f-76ef-e053-6b04a8c0b4b7) |
| Sold | 2016-09-30 | £137,000 | Flat | — | £205,204 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/404a5af3-76e3-cd2b-e050-a8c063055c7b) |

*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 |
|---------|-------|------|------|
| 57 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £190,000 | 08/04/2026 | Flat |
| 57 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £170,000 | 23/10/2020 | Flat |
| 57 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £137,000 | 30/09/2016 | Flat |

## Historic listings

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

- Matched listing: [169013495](http://87.117.209.195:8080/listings/98c4c3c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £190,000 |
| listed | 2025-11-05 | £200,000 |
| sold | 2020-01-01 | £170,000 |
| sold | 2016-01-01 | £137,000 |
| sold | 2006-01-01 | £135,000 |
| sold | 2004-01-01 | £117,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £183,500 | 21/12/2022 | Flat |
| BEECHWOOD HOUSE, 193 FLAT 2 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8HF | £160,000 | 25/11/2022 | Flat |
| ARUNDALE COURT, 282 FLAT 12 WILBRAHAM ROAD, MANCHESTER, GREATER MANCHESTER, M16 8WP | £210,000 | 21/11/2022 | Flat |
| 8 FLAT 2 WOODLANDS ROAD, WHALLEY RANGE, MANCHESTER, GREATER MANCHESTER, M16 8WR | £146,000 | 07/10/2022 | Flat |
| 8 FLAT 6 WOODLANDS ROAD, WHALLEY RANGE, MANCHESTER, GREATER MANCHESTER, M16 8WR | £150,000 | 21/09/2022 | Flat |
| 21 FLAT 12 MANLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8RW | £155,000 | 16/08/2022 | Flat |
| WESTBOURNE HOUSE, 197 FLAT 7 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8HF | £152,250 | 04/08/2022 | Flat |
| WESTBOURNE HOUSE, 197 FLAT 6 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8HF | £155,500 | 29/07/2022 | Flat |
| 44 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £172,500 | 27/05/2022 | Flat |
| 21 FLAT 11 MANLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8RW | £180,000 | 25/05/2022 | Flat |
| GROSVENOR HOUSE, 280 FLAT 1 WILBRAHAM ROAD, MANCHESTER, GREATER MANCHESTER, M16 8WP | £223,000 | 12/04/2022 | Flat |
| 8 FLAT 4 WOODLANDS ROAD, WHALLEY RANGE, MANCHESTER, GREATER MANCHESTER, M16 8WR | £143,000 | 31/03/2022 | Flat |
| ARUNDALE COURT, 282 FLAT 8 WILBRAHAM ROAD, MANCHESTER, GREATER MANCHESTER, M16 8WP | £160,000 | 28/01/2022 | Flat |
| ALTON TOWERS, 180 - 182 FLAT 8 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8WA | £182,000 | 22/12/2021 | Flat |
| ARNOLD COURT, 278 FLAT 8 WILBRAHAM ROAD, MANCHESTER, GREATER MANCHESTER, M16 8WP | £150,000 | 21/12/2021 | Flat |
| 32 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £168,000 | 17/09/2021 | Flat |
| 26 HOLDEN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8TA | £172,500 | 25/08/2021 | Flat |

**Area average:** £168,426 (17 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Demesne Road, Whalley Range](http://87.117.209.195:8080/listings/0966fea) | £215,000 | 2 | Flat | 0.25 mi |
| [69 Withington Road, Whalley Range, Manchester. M16 7EX](http://87.117.209.195:8080/listings/2a48dc2) | £165,000 | 2 | Flat | 0.73 mi |
| [Cosgrove Hall Court, 8 Albany Road, Cholton-cum-Hardy](http://87.117.209.195:8080/listings/497636a) | £285,000 | 2 | Flat | 0.88 mi |
| [Barlow Moor Road, Manchester, M21](http://87.117.209.195:8080/listings/e32876b) | £250,000 | 2 | Flat | 0.92 mi |
| [Brundretts Road, Chorlton](http://87.117.209.195:8080/listings/2181a6e) | £285,000 | 2 | Flat | 0.99 mi |

## Capital growth trend

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

- **5y growth:** 3.2%
- **10y growth:** 45.8%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 9.1%
- **10y growth (index):** 56.3%

## Rental Range

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

- **Low:** £1,222/mo
- **Realistic:** £1,358/mo
- **Optimistic:** £1,494/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 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Carlton Road, M16 | £600/mo | 1 | 0.59 miles | OpenRent |

**Average rent: £600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £75,000
- **Target investor price (1%):** £60,000

*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 £600/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.4×
- **Monthly cashflow:** £-233/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*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 |
|------|------|----------|--------|
| Kassim Darwish Grammar School for Boys | Other | 0.1 miles | — (No rating) |
| William Hulme's Grammar School | Other | 0.3 miles | Good — 9 Jun 2019 |
| St Margaret's CofE Primary School | Primary | 0.3 miles | Good — 13 Sep 2023 |
| Whalley Range 11-18 High School | Secondary | 0.4 miles | Good — 12 Nov 2012 |
| St Bede's College | Other | 0.4 miles | — (No rating) |