# 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- **Expiry date:** 06/01/2026 — **EXPIRED** (no longer valid for marketing or letting)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:** 80.8%

## 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 |