# 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- **Expiry date:** 13/11/2023 — **EXPIRED** (no longer valid for marketing or letting)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)