Terraced

7 KIPLING STREET

SALFORD, GREATER MANCHESTER, M7 2FF

£320,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M7 2FF

Nearby

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

Type	Name	Distance
Bus stop	Great Clowes Street/Duncan Street	0.1 miles
Shop	Kosher Savers	0.2 miles
Train station	Salford Crescent	1.3 miles
University	UCEN Manchester (City Campus)	1.3 miles
Hospital	Salford Gastric Bypass Surgery	1.7 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms (EPC estimate)

Floor area

99 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£320,000 Jan 2026

Price per m²

£3,232/m²

Local average

£302,433 (21 sales)

Street crime

2 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 29/07/2022

Current heating cost: £696/year

Potential heating cost: £418/year

Est. upgrade cost to C: £19,950

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

Recommendations

Party wall insulation (£300 - £600)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/01/2026	£320,000	Terraced	—	£322,452 to February 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
21 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX	£250,000	21/08/2023	Terraced
29 DOUGLAS STREET, SALFORD, GREATER MANCHESTER, M7 2FE	£237,500	16/08/2023	Terraced
23 PRIORY AVENUE, SALFORD, GREATER MANCHESTER, M7 2HA	£262,000	03/08/2023	Terraced
51 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FL	£300,000	02/06/2023	Terraced
17 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2EJ	£260,000	15/02/2023	Terraced
27 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF	£260,000	22/12/2022	Terraced
23 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU	£385,000	08/12/2022	Terraced
40 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FH	£179,500	07/12/2022	Terraced
28 MANLEY STREET, SALFORD, GREATER MANCHESTER, M7 2FJ	£180,000	08/09/2022	Terraced
17 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX	£235,000	27/08/2022	Terraced
23 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2EJ	£260,000	20/06/2022	Terraced
31 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU	£393,000	14/04/2022	Terraced
287 GREAT CLOWES STREET, SALFORD, GREATER MANCHESTER, M7 2HE	£300,000	16/03/2022	Terraced
33 DOUGLAS STREET, SALFORD, GREATER MANCHESTER, M7 2FE	£225,000	11/03/2022	Terraced
25 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU	£415,000	01/03/2022	Terraced
9 PRIORY AVENUE, SALFORD, GREATER MANCHESTER, M7 2HA	£265,000	18/01/2022	Terraced
47 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX	£260,000	25/11/2021	Terraced
18 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF	£221,000	18/11/2021	Terraced
8 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FH	£200,000	26/10/2021	Terraced
4 SCOVELL STREET, SALFORD, GREATER MANCHESTER, M7 2FA	£255,000	30/09/2021	Terraced

Area average: £267,150 (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 4-bedroom EPC estimate).

Address	Price	Beds	Type	Distance
Littleton Road, Salford, M7	£230,000	3	End of terrace	0.6 mi
Lamorna Close, Salford, Greater Manchester, M7	£150,000	2	Terraced	0.67 mi

Capital growth trend

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

5y growth 50.5%

10y growth 101.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Salford. Series: Terraced. As of February 2026.

1y (index) 2.9%

5y (index) 28.4%

10y (index) 98.1%

Rental Range

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

Low £1,046/mo

Realistic £1,162/mo

Optimistic £1,278/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for Central Greater Manchester: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 4-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed End Terrace, Great Clowes St, M7	£1,750/mo	4	0.25 miles	OpenRent
4 Bed Semi-Detached House, Oak Road, M7	£1,450/mo	4	0.29 miles	OpenRent

Average rent: £1,600/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £155/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2%

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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	2
Total incidents	2

Within 1 mile during Mar 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
Kerem Shloime	Other	0.1 miles	Inadequate — 29 Mar 2023
St Boniface RC Primary School	Primary	0.1 miles	Good — 21 Sep 2016
Beis Rochel Mcr Girls school ltd	Other	0.1 miles	Good — 16 Jan 2023
Beis Hatalmud School	Other	0.2 miles	Requires improvement — 20 Dec 2023
Talmud Torah Yetev Lev	Other	0.2 miles	Requires improvement — 12 Jan 2023

FENSA

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

# 7 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF

## Property details

- Slug: `4eb0b4d` (address key hash: `4eb0b4d9e5be83f131c6685380c34c462ec3a56c`)
- Postcode: M7 2FF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms (EPC estimate): 4
- Floor area: 99 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £320,000 Jan 2026
- Price per m²: £3,232/m²
- Local average: £302,433 (21 sales)
- Street crime: 2 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £320,000
- Date: 2026-01-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £696/year
- **Est. upgrade cost to C:** £19,950

### Recommendations
- B4 (£300 - £600)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6800-3810-0522-8125-3323)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-20 | £320,000 | Terraced | — | £322,452 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-df91-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 7 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF | £320,000 | 20/01/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX | £250,000 | 21/08/2023 | Terraced |
| 29 DOUGLAS STREET, SALFORD, GREATER MANCHESTER, M7 2FE | £237,500 | 16/08/2023 | Terraced |
| 23 PRIORY AVENUE, SALFORD, GREATER MANCHESTER, M7 2HA | £262,000 | 03/08/2023 | Terraced |
| 51 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FL | £300,000 | 02/06/2023 | Terraced |
| 17 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2EJ | £260,000 | 15/02/2023 | Terraced |
| 27 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF | £260,000 | 22/12/2022 | Terraced |
| 23 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU | £385,000 | 08/12/2022 | Terraced |
| 40 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FH | £179,500 | 07/12/2022 | Terraced |
| 28 MANLEY STREET, SALFORD, GREATER MANCHESTER, M7 2FJ | £180,000 | 08/09/2022 | Terraced |
| 17 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX | £235,000 | 27/08/2022 | Terraced |
| 23 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2EJ | £260,000 | 20/06/2022 | Terraced |
| 31 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU | £393,000 | 14/04/2022 | Terraced |
| 287 GREAT CLOWES STREET, SALFORD, GREATER MANCHESTER, M7 2HE | £300,000 | 16/03/2022 | Terraced |
| 33 DOUGLAS STREET, SALFORD, GREATER MANCHESTER, M7 2FE | £225,000 | 11/03/2022 | Terraced |
| 25 HOWE STREET, SALFORD, GREATER MANCHESTER, M7 2EU | £415,000 | 01/03/2022 | Terraced |
| 9 PRIORY AVENUE, SALFORD, GREATER MANCHESTER, M7 2HA | £265,000 | 18/01/2022 | Terraced |
| 47 MURRAY STREET, SALFORD, GREATER MANCHESTER, M7 2DX | £260,000 | 25/11/2021 | Terraced |
| 18 KIPLING STREET, SALFORD, GREATER MANCHESTER, M7 2FF | £221,000 | 18/11/2021 | Terraced |
| 8 WELLINGTON STREET WEST, SALFORD, GREATER MANCHESTER, M7 2FH | £200,000 | 26/10/2021 | Terraced |
| 4 SCOVELL STREET, SALFORD, GREATER MANCHESTER, M7 2FA | £255,000 | 30/09/2021 | Terraced |

**Area average:** £267,150 (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 4-bedroom EPC estimate).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Littleton Road, Salford, M7](http://87.117.209.195:8080/listings/290d74c) | £230,000 | 3 | End of terrace | 0.60 mi |
| [Lamorna Close, Salford, Greater Manchester, M7](http://87.117.209.195:8080/listings/bf94917) | £150,000 | 2 | Terraced | 0.67 mi |

## Capital growth trend

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

- **5y growth:** 50.5%
- **10y growth:** 101.9%

## House Price Index (HM Land Registry)

*Official index for Salford; Terraced series; as of February 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 28.4%
- **10y growth (index):** 98.1%

## Rental Range

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

- **Low:** £1,046/mo
- **Realistic:** £1,162/mo
- **Optimistic:** £1,278/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, preferring 4-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed End Terrace, Great Clowes St, M7 | £1,750/mo | 4 | 0.25 miles | OpenRent |
| 4 Bed Semi-Detached House, Oak Road, M7 | £1,450/mo | 4 | 0.29 miles | OpenRent |

**Average rent: £1,600/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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

| Category | Count |
|----------|-------|
| Violence and sexual offences | 2 |
| **Total incidents** | **2** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Kerem Shloime | Other | 0.1 miles | Inadequate — 29 Mar 2023 |
| St Boniface RC Primary School | Primary | 0.1 miles | Good — 21 Sep 2016 |
| Beis Rochel Mcr Girls school ltd | Other | 0.1 miles | Good — 16 Jan 2023 |
| Beis Hatalmud School | Other | 0.2 miles | Requires improvement — 20 Dec 2023 |
| Talmud Torah Yetev Lev | Other | 0.2 miles | Requires improvement — 12 Jan 2023 |