# WINDSOR PLACE, 52 FLAT 8 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP

## Property details

- Slug: `1460adf` (address key hash: `1460adfbe60b9dbe408dae6d4c76d99ff08f1c23`)
- Postcode: M14 5QP
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £170,000 Feb 2026
- Local average: £157,364 (11 sales)

## Latest sale

- Price: £170,000
- Date: 2026-02-06
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £170,000 | Flat | — | £166,002 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-69d0-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| WINDSOR PLACE, 52 FLAT 8 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP | £170,000 | 06/02/2026 | Flat |

## Historic listings

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

- Matched listing: [163304171](http://87.117.209.195:8080/listings/17f3027)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £170,000 |
| listed | 2025-06-13 | £170,000 |
| sold | 2005-01-01 | £140,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SURREY LODGE, 2 - 4 FLAT 14 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £58,000 | 23/01/2026 | Flat |
| SURREY LODGE, 2 - 4 FLAT 5 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £90,000 | 23/02/2022 | Flat |
| 14 - 16 3 CURZON AVENUE, MANCHESTER, GREATER MANCHESTER, M14 5PU | £76,000 | 05/01/2022 | Flat |
| SURREY LODGE, 2 - 4 FLAT 11 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £95,000 | 03/09/2021 | Flat |

**Area average:** £79,750 (4 sales)

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** -74.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.4%
- **5y growth (index):** 8.8%
- **10y growth (index):** 57%

## Rental Range

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

- **Low:** £1,217/mo
- **Realistic:** £1,352/mo
- **Optimistic:** £1,487/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Fairfield Court, M14 | £650/mo | 2 | 0.15 miles | OpenRent |

**Average rent: £650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.8×
- **Monthly cashflow:** £-109/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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 May 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 |
|------|------|----------|--------|
| St Joseph's RC Primary School Manchester | Primary | 0.0 miles | Good — 20 Jul 2015 |
| St John's CofE Primary School | Primary | 0.1 miles | Good — 23 Feb 2020 |
| Plymouth Grove Primary School | Primary | 0.2 miles | Good — 8 Dec 2011 |
| Dean Trust Ardwick | Secondary | 0.2 miles | Good — 21 Jun 2018 |
| St Luke's CofE Primary School | Primary | 0.4 miles | Good — 8 Oct 2014 |