Detached 4 sales on record

26 LADYHILL VIEW

WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH

£215,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M28 7LH

Nearby

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

Type	Name	Distance
Bus stop	Newearth Road/East Lancs Road	0.3 miles
Shop	Unknown	0.4 miles
Train station	Walkden	0.6 miles
University	University of Bolton Orlando Village Residence	4.3 miles
Hospital	Leigh Health Centre	4.5 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

158 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£215,000 Dec 2009

Price per m²

£1,361/m²

Local average

£460,524 (42 sales)

Street crime

1 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

This certificate expired on 13/11/2023. A new EPC may be required before the property can be marketed or let.

Current rating: B

Potential rating: B

Inspection date: 14/11/2013

Expiry date: 13/11/2023 (expired)

Current heating cost: £793/year

Potential heating cost: £752/year

Est. upgrade cost to C: £1,030

Recommendations

Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£30)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	10/12/2009	£215,000	Detached	-6.5%	£511,105 to April 2026	View transaction
Sold	28/10/2005	£230,000	Detached	+105.4%	£523,397 to April 2026	View transaction
Sold	22/02/2001	£112,000	Detached	+36.6%	£584,706 to April 2026	View transaction
Sold	28/10/1996	£82,000	Detached	—	£522,934 to April 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
15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH	£485,000	27/03/2026	Detached
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

Area average: £477,725 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Leigh Road, Worsley, M28	£2,250,000	5	Detached	0.57 mi
Leigh Road, Worsley, Manchester	£2,500,000	4	Detached	0.58 mi
Leigh Road, Worsley, Manchester	£1,350,000	5	Detached	0.6 mi
Crossfield Drive, Worsley, Manchester	£1,500,000	5	Detached	0.84 mi
Crossfield Drive, Worsley, Manchester	£1,300,000	5	Detached	0.87 mi

Capital growth trend

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

5y growth 6.1%

10y growth 72.5%

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

1y (index) -3%

5y (index) 26.8%

10y (index) 91.2%

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 East Lancs: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Detached House, Woodpecker Place, M28	£1,995/mo	4	0.21 miles	OpenRent
3 Bed Terraced House, Newearth Road, M28	£1,300/mo	3	0.41 miles	OpenRent
2 Bed Flat, The Ellesmere, M28	£1,095/mo	2	0.55 miles	OpenRent
2 Bed Flat, Marshes Fold, M28	£950/mo	2	0.57 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
2 Bed Semi-Detached House, Millfield Drive, M28	£1,200/mo	2	0.76 miles	OpenRent
2 Bed Terraced House, Manchester Road East, M38	£975/mo	2	1.11 miles	OpenRent
2 Bed Terraced House, Old Clough Lane, M28	£1,130/mo	2	1.12 miles	OpenRent
2 Bed Terraced House, Gibson Lane, M28	£1,050/mo	2	1.14 miles	OpenRent

Average rent: £1,225/mo (10 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £142,500

Target investor price (1%) £114,000

Gross yield 6.4%

Cost-to-rent ratio 15.7×

Monthly cashflow £154/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3%

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

Job (default Low)

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. Data from Get Information about Schools and Ofsted.

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

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
14/01/2013	01/11/2012	3	—
08/03/2010	10/02/2010	9	—

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

## Property details

- Slug: `b00889a` (address key hash: `b00889a00383f49d4f4eb865f9e605bc619e944f`)
- Postcode: M28 7LH
- Transactions on record: 4

- Tenure: Freehold
- Property type: Detached
- Floor area: 158 m²
- EPC rating: B
- Year built: England and Wales: 1996-2002
- Last sold: £215,000 Dec 2009
- Price per m²: £1,361/m²
- Local average: £460,524 (42 sales)
- Street crime: 1 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £215,000
- Date: 2009-12-10
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 13/11/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £793/year
- **Est. upgrade cost to C:** £1,030

### Recommendations
- W (£800  -  £1,200)
- E (£30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9448-7906-6259-5547-1950)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2009-12-10 | £215,000 | Detached | -6.5% | £511,105 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5ae72d16-7984-41c0-ab7d-daae9d9115f9) |
| Sold | 2005-10-28 | £230,000 | Detached | +105.4% | £523,397 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ded8126c-4b4f-4bad-bb51-8c3b23f87805) |
| Sold | 2001-02-22 | £112,000 | Detached | +36.6% | £584,706 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b6282931-3f3c-4841-8ff4-1be230f7c3db) |
| Sold | 1996-10-28 | £82,000 | Detached | — | £522,934 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0629b44d-5568-4f28-a3fc-40742c115a60) |

*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 |
|---------|-------|------|------|
| 26 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £215,000 | 10/12/2009 | Detached |
| 26 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £230,000 | 28/10/2005 | Detached |
| 26 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £112,000 | 22/02/2001 | Detached |
| 26 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £82,000 | 28/10/1996 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £485,000 | 27/03/2026 | Detached |
| 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 |

**Area average:** £477,725 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Woodpecker Place, M28 | £1,995/mo | 4 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Newearth Road, M28 | £1,300/mo | 3 | 0.41 miles | OpenRent |
| 2 Bed Flat, The Ellesmere, M28 | £1,095/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Marshes Fold, M28 | £950/mo | 2 | 0.57 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 |
| 2 Bed Semi-Detached House, Millfield Drive, M28 | £1,200/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Terraced House, Manchester Road East, M38 | £975/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Terraced House, Old Clough Lane, M28 | £1,130/mo | 2 | 1.12 miles | OpenRent |
| 2 Bed Terraced House, Gibson Lane, M28 | £1,050/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £1,225/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £142,500
- **Target investor price (1%):** £114,000

*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 £1,140/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.7×
- **Monthly cashflow:** £154/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3%

*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 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9297039
- **Address:** 26 Ladyhill View, Worsley, M28 7LH
- **Certificate Issued:** 14/01/2013
- **Work Completed:** 01/11/2012
- **Items:** 3 window(s)

### FENSA Certificate #7183261
- **Address:** 26 Ladyhill View, Worsley, M28 7LH
- **Certificate Issued:** 08/03/2010
- **Work Completed:** 10/02/2010
- **Items:** 9 window(s)