# 42 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE

## Property details

- Slug: `67eab79` (address key hash: `67eab79e3131d4b4421423c7773caf364c2c8a26`)
- Postcode: M24 2HE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 57 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £200,000 Jan 2026
- Price per m²: £3,509/m²
- Local average: £261,944 (81 sales)

## Latest sale

- Price: £200,000
- Date: 2026-01-30
- Type: S
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/09/2035
- **Current heating cost:** £743/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3400-0485-0622-6505-3153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £200,000 | Semi-detached | +156.4% | £205,531 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1ebb-d8ea-e063-4704a8c0bf7d) |
| Sold | 2011-05-20 | £78,000 | Semi-detached | — | £166,709 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3e5144e2-6550-4fc1-a6d3-0043b21a97f3) |

*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 |
|---------|-------|------|------|
| 42 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £200,000 | 30/01/2026 | Semi-detached |
| 42 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £78,000 | 20/05/2011 | 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: [166838855](http://87.117.209.195:8080/listings/1be1486)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £200,000 |
| listed | 2025-09-10 | £200,000 |
| sold | 2011-01-01 | £78,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £175,000 | 11/12/2025 | Semi-detached |
| 63 SANDY LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2TU | £214,000 | 05/12/2025 | Semi-detached |
| 26 OAKDENE ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FQ | £175,000 | 28/11/2025 | Semi-detached |
| 110 KENYON LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2ET | £257,000 | 21/11/2025 | Semi-detached |
| 54 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £195,000 | 21/11/2025 | Semi-detached |
| 6 CHILTON DRIVE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2LQ | £246,000 | 21/11/2025 | Semi-detached |
| 12 WHITELEY DRIVE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2UJ | £375,000 | 13/06/2025 | Semi-detached |
| 24 OAKDENE ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FQ | £170,000 | 03/11/2023 | Semi-detached |
| 9 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £139,000 | 11/10/2023 | Semi-detached |
| 38 BIRCHWOOD ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FX | £200,000 | 06/10/2023 | Semi-detached |
| 12 CEDAR ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FS | £140,000 | 01/09/2023 | Semi-detached |
| 93 KENYON LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2QS | £175,000 | 29/08/2023 | Semi-detached |
| 2 ALBANY STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BF | £160,000 | 25/08/2023 | Semi-detached |
| 35 BIRCHWOOD ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2EX | £162,000 | 21/07/2023 | Semi-detached |
| 1 NEILSON CLOSE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BQ | £250,000 | 18/05/2023 | Semi-detached |
| 19 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £185,000 | 28/04/2023 | Semi-detached |
| 5 SANDY LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2EU | £155,000 | 31/01/2023 | Semi-detached |
| 33 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £155,000 | 12/12/2022 | Semi-detached |
| 13 NEILSON CLOSE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BQ | £251,000 | 09/11/2022 | Semi-detached |
| 36 GREENHILL ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BD | £218,500 | 04/11/2022 | Semi-detached |

**Area average:** £199,875 (20 sales)

## Capital growth trend

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

- **5y growth:** 15.1%
- **10y growth:** 81.7%

## House Price Index (HM Land Registry)

*Official index for Rochdale; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 38.6%
- **10y growth (index):** 89.8%

## Rental Range

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

- **Low:** £746/mo
- **Realistic:** £829/mo
- **Optimistic:** £912/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Greenhill Road, M24 | £1,095/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £1,095/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £136,875
- **Target investor price (1%):** £109,500

*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 £1,095/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.6%

*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 May 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 |
|------|------|----------|--------|
| Middleton Technology School | Secondary | 0.1 miles | Good — 31 Mar 2019 |
| St Gabriel's Church of England Primary School | Primary | 0.3 miles | Good — 31 Jan 2015 |
| Elm Wood Primary School | Primary | 0.3 miles | Good — 7 May 2024 |
| St Peter's Roman Catholic Primary School, Rochdale | Primary | 0.5 miles | Good — 22 Jul 2011 |
| Mills Hill Primary School | Primary | 0.7 miles | Good — 16 Jan 2022 |