# 15 WOODBURN ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BZ

## Property details

- Slug: `4852e91` (address key hash: `4852e91155e5d93a74dc75505ece709b0993b881`)
- Postcode: M22 4BZ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 89 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £350,000 Mar 2026
- Price per m²: £3,933/m²
- Local average: £261,332 (44 sales)

## Latest sale

- Price: £350,000
- Date: 2026-03-27
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/03/2027
- **Current heating cost:** £464/year

### Recommendations
- W2 (6,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8283-7927-5450-8088-2926)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £350,000 | Semi-detached | — | £347,448 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-1c27-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 |
|---------|-------|------|------|
| 15 WOODBURN ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BZ | £350,000 | 27/03/2026 | 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: [170498681](http://87.117.209.195:8080/listings/dc867f0)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £350,000 |
| listed | 2025-12-22 | £360,000 |
| sold | 2003-01-01 | £85,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 ROUNDWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AT | £290,000 | 08/08/2025 | Semi-detached |
| 1 PENARTH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AG | £250,000 | 02/05/2025 | Semi-detached |
| 4 NORLEIGH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AZ | £322,500 | 17/11/2023 | Semi-detached |
| 11 CALDER AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4AX | £257,500 | 27/10/2023 | Semi-detached |
| 43 LONGLEY LANE, MANCHESTER, GREATER MANCHESTER, M22 4JD | £400,000 | 15/12/2022 | Semi-detached |
| 21 ROUNDWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AU | £325,000 | 21/10/2022 | Semi-detached |
| 19 ROUNDWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AU | £375,000 | 14/10/2022 | Semi-detached |
| 17 CALDER AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4AX | £310,000 | 14/09/2022 | Semi-detached |
| 46 LONGLEY LANE, MANCHESTER, GREATER MANCHESTER, M22 4JH | £313,500 | 15/07/2022 | Semi-detached |
| 450 PALATINE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4JT | £360,000 | 30/06/2022 | Semi-detached |
| 6 NORLEIGH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AZ | £340,000 | 30/06/2022 | Semi-detached |
| 9 MAPLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4AP | £320,000 | 01/06/2022 | Semi-detached |
| 26 CHAPEL ROAD, MANCHESTER, GREATER MANCHESTER, M22 4JW | £395,000 | 06/05/2022 | Semi-detached |
| 20 VICTORIA ROAD, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4JP | £295,000 | 29/04/2022 | Semi-detached |
| 20 WOODBURN ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BZ | £360,000 | 06/04/2022 | Semi-detached |
| 2 BEECH AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4JE | £451,500 | 28/03/2022 | Semi-detached |
| 1 CALDER AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4AX | £300,000 | 25/03/2022 | Semi-detached |
| 91 SHAWDENE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AJ | £285,000 | 18/02/2022 | Semi-detached |
| 1 CORDA AVENUE, MANCHESTER, GREATER MANCHESTER, M22 4JX | £255,000 | 16/02/2022 | Semi-detached |
| 16 PENARTH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4AR | £335,000 | 28/01/2022 | Semi-detached |

**Area average:** £327,000 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Kingsley Road, Manchester, M22](http://87.117.209.195:8080/listings/259cb69) | £395,000 | 4 | Semi-detached | 0.23 mi |

## Capital growth trend

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

- **5y growth:** 16.3%
- **10y growth:** 51.3%

## 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:** £1,222/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 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, Corda Avenue, M22 | £1,625/mo | 3 | 0.11 miles | OpenRent |

**Average rent: £1,625/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £203,125
- **Target investor price (1%):** £162,500

*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 £1,625/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £59/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:** Not in Flood Risk Area (no data)

[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 |
|------|------|----------|--------|
| Southern Cross School | Other | 0.3 miles | Good — 1 May 2018 |
| St Wilfrid's CofE Aided Primary School Northenden | Primary | 0.3 miles | Good — 1 Apr 2019 |
| Northenden Community School | Primary | 0.4 miles | Good — 17 Nov 2019 |
| St. Aidan's Catholic Primary School, a Voluntary Academy | Primary | 0.6 miles | Requires improvement — 4 Dec 2023 |
| Rack House Primary School | Primary | 0.8 miles | Good — 2 Dec 2021 |