Semi-Detached

1253 ROCHDALE ROAD

MANCHESTER, GREATER MANCHESTER, M9 7EG

£235,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M9 7EG

Nearby

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

Type	Name	Distance
Bus stop	Higher Blackley, Rochdale Road / opposite Hilldale Avenue	0.1 miles
Shop	Faisal's Barber Shop	0.3 miles
Train station	Moston	1.7 miles
University	UCEN Manchester (City Campus)	3.0 miles
Hospital	SpaMedica Oldham	4.0 miles

Property details

Tenure

Leasehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

101 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£235,000 Mar 2026

Price per m²

£2,327/m²

Local average

£218,353 (39 sales)

Street crime

1 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

This certificate expired on 06/01/2026. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 07/01/2016

Expiry date: 06/01/2026 (expired)

Current heating cost: £764/year

Potential heating cost: £531/year

Est. upgrade cost to C: £13,525

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£25)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/03/2026	£235,000	Semi-detached	—	£236,500 to June 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	£235,000
listed	23/10/2025	£225,000

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
18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£210,000	12/12/2025	Semi-detached
1225A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£221,000	05/12/2025	Semi-detached
6 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW	£230,000	26/11/2025	Semi-detached
2 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP	£315,000	21/11/2025	Semi-detached
7 LEVEDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JR	£180,000	07/11/2025	Semi-detached
12 LAUREL BANK GARDENS, MANCHESTER, GREATER MANCHESTER, M9 6BL	£145,000	22/10/2025	Semi-detached
9 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£240,000	25/06/2025	Semi-detached
3 ELMTON ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JP	£250,000	09/10/2023	Semi-detached
35 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£245,000	06/04/2023	Semi-detached
18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£200,000	09/12/2022	Semi-detached
9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£148,000	02/12/2022	Semi-detached
9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£177,500	02/12/2022	Semi-detached
88 HILL LANE, MANCHESTER, GREATER MANCHESTER, M9 6PL	£238,500	01/12/2022	Semi-detached
3 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£240,000	01/11/2022	Semi-detached
2 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW	£200,000	13/10/2022	Semi-detached
32 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£230,000	09/09/2022	Semi-detached
10 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP	£207,500	03/08/2022	Semi-detached
2 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£242,500	07/04/2022	Semi-detached
15 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£206,000	07/03/2022	Semi-detached
36 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£280,000	25/02/2022	Semi-detached

Area average: £220,300 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 30.5%

10y growth 79.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Semi-detached. As of June 2026.

1y (index) 4.2%

5y (index) 24.2%

10y (index) 83.7%

Rental Range

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

Low £1,229/mo

Realistic £1,365/mo

Optimistic £1,502/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for Central Greater Manchester: 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
3 Bed Semi-Detached House, Willan Road, M9	£1,100/mo	3	0.57 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.47%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 5.6%

Cost-to-rent ratio 17.8×

Monthly cashflow £40/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.7%

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: ~1,861 m² (0.46 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Public order	1
Total incidents	1

Within 1 mile during Jul 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
E-ACT Blackley Academy	Primary	0.4 miles	Good — 12 May 2024
Co-op Academy Manchester	Secondary	0.4 miles	Good — 27 Nov 2014
Prospect House Specialist Support Primary School	Other	0.6 miles	Outstanding — 19 Sep 2023
Crosslee Community Primary School	Primary	0.6 miles	Inadequate — 17 Jan 2023
North Ridge High School	Other	0.6 miles	Outstanding — 21 May 2014

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 1253 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG

## Property details

- Slug: `4651377` (address key hash: `46513773717b4ebcf8f200958d58901a2f8c5dad`)
- Postcode: M9 7EG
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 101 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £235,000 Mar 2026
- Price per m²: £2,327/m²
- Local average: £218,353 (39 sales)
- Street crime: 1 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £235,000
- Date: 2026-03-23
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £764/year
- **Est. upgrade cost to C:** £13,525

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£25)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0847-2823-7993-9406-1891)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-23 | £235,000 | Semi-detached | — | £236,500 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-1ce4-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 1253 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £235,000 | 23/03/2026 | 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: [168520133](http://87.117.209.195:8080/listings/b8feeb3)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £235,000 |
| listed | 2025-10-23 | £225,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £210,000 | 12/12/2025 | Semi-detached |
| 1225A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £221,000 | 05/12/2025 | Semi-detached |
| 6 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW | £230,000 | 26/11/2025 | Semi-detached |
| 2 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP | £315,000 | 21/11/2025 | Semi-detached |
| 7 LEVEDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JR | £180,000 | 07/11/2025 | Semi-detached |
| 12 LAUREL BANK GARDENS, MANCHESTER, GREATER MANCHESTER, M9 6BL | £145,000 | 22/10/2025 | Semi-detached |
| 9 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £240,000 | 25/06/2025 | Semi-detached |
| 3 ELMTON ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JP | £250,000 | 09/10/2023 | Semi-detached |
| 35 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £245,000 | 06/04/2023 | Semi-detached |
| 18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £200,000 | 09/12/2022 | Semi-detached |
| 9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £148,000 | 02/12/2022 | Semi-detached |
| 9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £177,500 | 02/12/2022 | Semi-detached |
| 88 HILL LANE, MANCHESTER, GREATER MANCHESTER, M9 6PL | £238,500 | 01/12/2022 | Semi-detached |
| 3 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £240,000 | 01/11/2022 | Semi-detached |
| 2 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW | £200,000 | 13/10/2022 | Semi-detached |
| 32 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £230,000 | 09/09/2022 | Semi-detached |
| 10 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP | £207,500 | 03/08/2022 | Semi-detached |
| 2 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £242,500 | 07/04/2022 | Semi-detached |
| 15 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £206,000 | 07/03/2022 | Semi-detached |
| 36 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £280,000 | 25/02/2022 | Semi-detached |

**Area average:** £220,300 (20 sales)

## Capital growth trend

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

- **5y growth:** 30.5%
- **10y growth:** 79.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.2%
- **5y growth (index):** 24.2%
- **10y growth (index):** 83.7%

## 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 Central Greater Manchester (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Willan Road, M9 | £1,100/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.8×
- **Monthly cashflow:** £40/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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

| Category | Count |
|----------|-------|
| Public order | 1 |
| **Total incidents** | **1** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| E-ACT Blackley Academy | Primary | 0.4 miles | Good — 12 May 2024 |
| Co-op Academy Manchester | Secondary | 0.4 miles | Good — 27 Nov 2014 |
| Prospect House Specialist Support Primary School | Other | 0.6 miles | Outstanding — 19 Sep 2023 |
| Crosslee Community Primary School | Primary | 0.6 miles | Inadequate — 17 Jan 2023 |
| North Ridge High School | Other | 0.6 miles | Outstanding — 21 May 2014 |