# 115 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LS

## Property details

- Slug: `2244764` (address key hash: `22447645270213f528e04a7b78a35f8fec941008`)
- Postcode: M21 9LS
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 141 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £615,000 Apr 2026
- Price per m²: £4,362/m²
- Local average: £534,083 (50 sales)

## Latest sale

- Price: £615,000
- Date: 2026-04-02
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/11/2035
- **Current heating cost:** £1,993/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2354-7590-2205-0655)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £615,000 | Semi-detached | +792% | £613,873 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-fd4c-b8d0-e063-4704a8c08d98) |
| Sold | 1997-05-22 | £68,950 | Semi-detached | — | £560,347 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/7fa65338-b7e6-4a1f-8a73-afc14fed6f9d) |

*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 |
|---------|-------|------|------|
| 115 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LS | £615,000 | 02/04/2026 | Semi-detached |
| 115 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LS | £68,950 | 22/05/1997 | Semi-detached |

## Historic listings

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

- Matched listing: [169169042](http://87.117.209.195:8080/listings/864c539)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £615,000 |
| listed | 2025-11-10 | £600,000 |
| sold | 1997-01-01 | £68,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 117 LONGFORD ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9WW | £571,250 | 19/01/2026 | Semi-detached |
| 141 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LS | £475,000 | 18/12/2025 | Semi-detached |
| 129 LONGFORD ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9WW | £520,000 | 10/12/2025 | Semi-detached |
| 72 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LR | £616,000 | 08/12/2025 | Semi-detached |
| 12 DARESBURY ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WA | £486,000 | 21/11/2025 | Semi-detached |
| 6 BARWAY ROAD, MANCHESTER, GREATER MANCHESTER, M21 9JZ | £690,000 | 21/11/2025 | Semi-detached |
| 5 SIBSON ROAD, MANCHESTER, GREATER MANCHESTER, M21 9RH | £500,000 | 10/11/2025 | Semi-detached |
| 105 NEWPORT ROAD, MANCHESTER, GREATER MANCHESTER, M21 9NW | £600,000 | 17/10/2025 | Semi-detached |
| 70 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LR | £560,000 | 04/07/2025 | Semi-detached |
| 15 MAIDSTONE AVENUE, MANCHESTER, GREATER MANCHESTER, M21 9ND | £415,000 | 21/02/2025 | Semi-detached |
| 17 BENTLEY ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WD | £387,500 | 10/02/2025 | Semi-detached |
| 94 NEWPORT ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WN | £525,000 | 18/12/2023 | Semi-detached |
| 85 LONGFORD ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9WW | £607,000 | 01/12/2023 | Semi-detached |
| 25 PATTERSON AVENUE, MANCHESTER, GREATER MANCHESTER, M21 9NB | £490,000 | 22/11/2023 | Semi-detached |
| 11 BENTLEY ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WD | £390,000 | 26/10/2023 | Semi-detached |
| 69 NEWPORT ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WL | £500,000 | 13/10/2023 | Semi-detached |
| 22 BENTLEY ROAD, MANCHESTER, GREATER MANCHESTER, M21 9WD | £410,000 | 28/04/2023 | Semi-detached |
| 118 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LT | £525,000 | 24/11/2022 | Semi-detached |
| 107 NICOLAS ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9LS | £625,000 | 28/10/2022 | Semi-detached |
| 121 NEWPORT ROAD, MANCHESTER, GREATER MANCHESTER, M21 9NW | £625,000 | 21/10/2022 | Semi-detached |

**Area average:** £525,888 (20 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 |
|---------|-------|------|------|----------|
| [Corkland Road, Chorlton, Manchester, M21](http://87.117.209.195:8080/listings/4b44cf7) | £1,300,000 | 4 | Semi-detached | 0.55 mi |
| [Egerton Road North, Chorlton](http://87.117.209.195:8080/listings/fe94830) | £795,000 | 4 | Semi-detached | 0.64 mi |
| [Wood Road North, Manchester, Greater Manchester, M16](http://87.117.209.195:8080/listings/66e49da) | £490,000 | 4 | Semi-detached | 0.98 mi |

## Capital growth trend

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

- **5y growth:** 39.3%
- **10y growth:** 59.6%

## House Price Index (HM Land Registry)

*Official index for Manchester; Semi-detached series; as of May 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 23.2%
- **10y growth (index):** 83.3%

## Rental Range

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

- **Low:** £1,229/mo
- **Realistic:** £1,365/mo
- **Optimistic:** £1,502/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Barlow Moor Road, M21 | £2,250/mo | 3 | 0.48 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.8×
- **Monthly cashflow:** £-422/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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 |
|------|------|----------|--------|
| St John's RC Primary School | Primary | 0.2 miles | Good — 6 Nov 2019 |
| Oswald Road Primary School | Primary | 0.3 miles | Good — 18 Oct 2018 |
| Chorlton CofE Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| Longford Park School | Other | 0.4 miles | Requires improvement — 9 Jun 2024 |
| Manchester Islamic Grammar School for Girls | Other | 0.4 miles | Outstanding — 3 Apr 2019 |