# 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH

## Property details

- Slug: `6eb197b` (address key hash: `6eb197b1a55b749519a71e79c0535366d55d8b0f`)
- Postcode: M28 7LH
- Transactions on record: 5

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 114 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £485,000 Mar 2026
- Price per m²: £4,254/m²
- Local average: £460,524 (42 sales)
- Street crime: 1 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £485,000
- Date: 2026-03-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/10/2035
- **Current heating cost:** £907/year
- **Est. upgrade cost to C:** £9,000

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9058-3955-1200-3255-6200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £485,000 | Detached | +94% | £498,095 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-289e-8922-e063-4804a8c094d0) |
| Sold | 2011-11-25 | £250,000 | Detached | +68.9% | £592,984 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/73da1d9c-fdb7-4b8e-92d2-2d4cb1713879) |
| Sold | 2001-12-18 | £148,000 | Detached | +33.3% | £719,726 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/177d51ba-0c47-47f6-9d1c-3d12d0f7e2aa) |
| Sold | 2000-01-21 | £111,000 | Detached | +19.4% | £645,984 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ee3f51e7-db2f-4876-b226-d3358cdb1992) |
| Sold | 1997-04-11 | £92,950 | Detached | — | £614,856 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/be1fff13-5c08-4723-961e-554358c6dcd4) |

*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 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £485,000 | 27/03/2026 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £250,000 | 25/11/2011 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £148,000 | 18/12/2001 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £111,000 | 21/01/2000 | Detached |
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £92,950 | 11/04/1997 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167366495](http://87.117.209.195:8080/listings/8f7ab4a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £485,000 |
| listed | 2025-09-24 | £475,000 |
| sold | 2011-01-01 | £250,000 |
| sold | 2001-01-01 | £148,000 |
| sold | 2000-01-01 | £111,000 |
| sold | 1997-01-01 | £92,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £385,000 | 11/04/2025 | Detached |
| 1 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £460,000 | 21/02/2025 | Detached |
| 17 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £428,000 | 24/11/2023 | Detached |
| 1 SIXPOOLS GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GR | £600,000 | 07/07/2023 | Detached |
| 78 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £620,000 | 16/05/2023 | Detached |
| 2 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £417,500 | 28/04/2023 | Detached |
| 9 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £515,000 | 03/02/2023 | Detached |
| 82 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £455,000 | 11/11/2022 | Detached |
| 9 CORNLEA DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XW | £725,000 | 20/10/2022 | Detached |
| 10 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £605,000 | 20/10/2022 | Detached |
| 40 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £390,000 | 07/10/2022 | Detached |
| 49 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £395,000 | 20/09/2022 | Detached |
| 3 EDGE GREEN, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XP | £407,000 | 25/08/2022 | Detached |
| 9 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £450,000 | 27/07/2022 | Detached |
| 12 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £630,000 | 11/03/2022 | Detached |
| 10 HOWBRIDGE CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XZ | £360,000 | 03/03/2022 | Detached |
| 8 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £465,000 | 18/02/2022 | Detached |
| 3 SPINDLEPOINT DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GL | £305,000 | 17/12/2021 | Detached |
| 28 HABERGHAM CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XJ | £457,000 | 24/09/2021 | Detached |
| 43 PARR FOLD AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7HE | £387,000 | 03/09/2021 | Detached |

**Area average:** £472,825 (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 |
|---------|-------|------|------|----------|
| [Leigh Road, Worsley, M28](http://87.117.209.195:8080/listings/d0847e2) | £2,250,000 | 5 | Detached | 0.57 mi |
| [Leigh Road, Worsley, Manchester](http://87.117.209.195:8080/listings/9993e33) | £2,500,000 | 4 | Detached | 0.58 mi |
| [Leigh Road, Worsley, Manchester](http://87.117.209.195:8080/listings/8f4f0c3) | £1,350,000 | 5 | Detached | 0.60 mi |
| [Crossfield Drive, Worsley, Manchester](http://87.117.209.195:8080/listings/fd5e1f0) | £1,500,000 | 5 | Detached | 0.84 mi |
| [Crossfield Drive, Worsley, Manchester](http://87.117.209.195:8080/listings/c371d33) | £1,300,000 | 5 | Detached | 0.87 mi |

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** 72.5%

## House Price Index (HM Land Registry)

*Official index for Salford; Detached series; as of April 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** 26.8%
- **10y growth (index):** 91.2%

## 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 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 Terraced House, Newearth Road, M28 | £1,300/mo | 3 | 0.41 miles | OpenRent |
| 3 Bed Semi-Detached House, St Georges Crescent, M28 | £1,150/mo | 3 | 0.65 miles | OpenRent |
| 3 Bed Semi-Detached House, Whitewood Road, M28 | £1,400/mo | 3 | 0.68 miles | OpenRent |

**Average rent: £1,283/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.1×
- **Monthly cashflow:** £-765/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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 |
|----------|-------|
| Violence and sexual offences | 1 |
| **Total incidents** | **1** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| James Brindley Community Primary School | Primary | 0.2 miles | Outstanding — 14 Dec 2016 |
| Ellenbrook Community Primary School | Primary | 0.3 miles | Good — 25 Sep 2024 |
| Mesne Lea Primary School | Primary | 0.5 miles | Good — 13 Jun 2018 |
| Co-op Academy Walkden | Secondary | 0.7 miles | Good — 10 Jul 2023 |
| The Lowry Academy | Secondary | 0.8 miles | Good — 24 Mar 2024 |