Terraced 2 sales on record

34 WATERS EDGE

MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3SL

£260,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M40 3SL

Nearby

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

Type	Name	Distance
Bus stop	New Moston, Moston Lane East / near Hawthorn Road	0.2 miles
Shop	BBM Supermarket	0.2 miles
Train station	Moston	0.8 miles
Hospital	The Christie at Oldham	2.8 miles
University	UCEN Manchester (City Campus)	4.1 miles

Property details

Tenure

Leasehold

Property type

Terraced

Floor area

88 m²

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£260,000 Jan 2026

Price per m²

£2,955/m²

Local average

£161,649 (39 sales)

Street crime

1 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/07/2025

Current heating cost: £532/year

Potential heating cost: £543/year

Est. upgrade cost to C: £9,325

Recommendations

Low energy lighting for all fixed outlets (£300 - £350)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£260,000	Terraced	+76.9%	£255,570 to March 2026	View transaction
Sold	27/05/2011	£146,995	Terraced	—	£349,472 to March 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
64 HAWTHORN ROAD, MANCHESTER, GREATER MANCHESTER, M40 3RJ	£168,750	19/12/2025	Terraced
7 WICKENTREE LANE, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BE	£145,000	18/12/2025	Terraced
11 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW	£162,000	24/11/2025	Terraced
34 NORTHFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M40 3SY	£200,000	12/09/2025	Terraced
14 WILLIAM STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BP	£176,000	11/07/2025	Terraced
20 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA	£200,000	14/03/2025	Terraced
11 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN	£190,000	17/01/2025	Terraced
7 EVENING STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AJ	£139,950	21/06/2023	Terraced
13 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN	£139,000	12/05/2023	Terraced
44 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA	£195,000	28/04/2023	Terraced
11 WILLIAM STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BP	£110,000	01/03/2023	Terraced
5 CO-OPERATION STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AL	£120,000	20/12/2022	Terraced
56 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA	£235,000	09/12/2022	Terraced
46 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA	£200,000	06/12/2022	Terraced
9 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW	£135,000	23/11/2022	Terraced
3 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW	£135,000	23/11/2022	Terraced
7 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW	£135,000	23/11/2022	Terraced
5 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW	£135,000	23/11/2022	Terraced
18 CO-OPERATION STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AL	£145,000	11/11/2022	Terraced
49 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN	£138,250	26/09/2022	Terraced

Area average: £160,198 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 12.5%

10y growth 124.9%

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

1y (index) 3.2%

5y (index) 23.3%

10y (index) 85.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: VEGA GROUND RENTS NO6 LLP (OC383340)

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for West Pennine: 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
2 Bed Terraced House, Rutland St, M35	£1,500/mo	2	0.34 miles	OpenRent
2 Bed Terraced House, Church St, M35	£900/mo	2	0.39 miles	OpenRent
2 Bed Flat, Glebe Street, OL9	£850/mo	2	0.7 miles	OpenRent

Average rent: £1,083/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 4.2%

Cost-to-rent ratio 24.1×

Monthly cashflow £-239/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.8%

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
Other crime	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
SMS Changing Lives School	Other	0.3 miles	Good — 15 Jan 2023
Higher Failsworth Primary School	Primary	0.3 miles	Good — 24 Sep 2024
New Moston Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Greater Manchester Independent School	Other	0.5 miles	— (No rating)
St John's Church of England Primary School	Primary	0.6 miles	Good — 19 Jun 2023

FENSA

Still checking FENSA certificates for this address. Refresh in a few minutes.

# 34 WATERS EDGE, MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3SL

## Property details

- Slug: `bed7ee0` (address key hash: `bed7ee0aee66a45d8fd32ab57e768e1c91279041`)
- Postcode: M40 3SL
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Terraced
- Floor area: 88 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £260,000 Jan 2026
- Price per m²: £2,955/m²
- Local average: £161,649 (39 sales)
- Street crime: 1 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £260,000
- Date: 2026-01-19
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £532/year
- **Est. upgrade cost to C:** £9,325

### Recommendations
- E (£300 - £350)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9635-0423-1500-0911-2296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £260,000 | Terraced | +76.9% | £255,570 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-2159-591c-e063-4704a8c00c31) |
| Sold | 2011-05-27 | £146,995 | Terraced | — | £349,472 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/17aba4c1-b8fb-4d3e-bc33-4ea3c44fe723) |

*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 |
|---------|-------|------|------|
| 34 WATERS EDGE, MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3SL | £260,000 | 19/01/2026 | Terraced |
| 34 WATERS EDGE, MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3SL | £146,995 | 27/05/2011 | 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 |
|---------|-------|------|------|
| 64 HAWTHORN ROAD, MANCHESTER, GREATER MANCHESTER, M40 3RJ | £168,750 | 19/12/2025 | Terraced |
| 7 WICKENTREE LANE, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BE | £145,000 | 18/12/2025 | Terraced |
| 11 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW | £162,000 | 24/11/2025 | Terraced |
| 34 NORTHFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M40 3SY | £200,000 | 12/09/2025 | Terraced |
| 14 WILLIAM STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BP | £176,000 | 11/07/2025 | Terraced |
| 20 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA | £200,000 | 14/03/2025 | Terraced |
| 11 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN | £190,000 | 17/01/2025 | Terraced |
| 7 EVENING STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AJ | £139,950 | 21/06/2023 | Terraced |
| 13 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN | £139,000 | 12/05/2023 | Terraced |
| 44 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA | £195,000 | 28/04/2023 | Terraced |
| 11 WILLIAM STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BP | £110,000 | 01/03/2023 | Terraced |
| 5 CO-OPERATION STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AL | £120,000 | 20/12/2022 | Terraced |
| 56 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA | £235,000 | 09/12/2022 | Terraced |
| 46 PARKFIELD ROAD NORTH, MANCHESTER, GREATER MANCHESTER, M40 3TA | £200,000 | 06/12/2022 | Terraced |
| 9 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW | £135,000 | 23/11/2022 | Terraced |
| 3 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW | £135,000 | 23/11/2022 | Terraced |
| 7 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW | £135,000 | 23/11/2022 | Terraced |
| 5 JOHN STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AW | £135,000 | 23/11/2022 | Terraced |
| 18 CO-OPERATION STREET, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9AL | £145,000 | 11/11/2022 | Terraced |
| 49 WRIGLEY HEAD CRESCENT, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 9BN | £138,250 | 26/09/2022 | Terraced |

**Area average:** £160,198 (20 sales)

## Capital growth trend

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

- **5y growth:** 12.5%
- **10y growth:** 124.9%

## House Price Index (HM Land Registry)

*Official index for Manchester; Terraced series; as of March 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 23.3%
- **10y growth (index):** 85.1%

## Rental Range

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

- **Low:** £1,214/mo
- **Realistic:** £1,349/mo
- **Optimistic:** £1,484/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Rutland St, M35 | £1,500/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Terraced House, Church St, M35 | £900/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Glebe Street, OL9 | £850/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £1,083/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24.1×
- **Monthly cashflow:** £-239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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 |
|----------|-------|
| Other crime | 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 |
|------|------|----------|--------|
| SMS Changing Lives School | Other | 0.3 miles | Good — 15 Jan 2023 |
| Higher Failsworth Primary School | Primary | 0.3 miles | Good — 24 Sep 2024 |
| New Moston Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| Greater Manchester Independent School | Other | 0.5 miles | — (No rating) |
| St John's Church of England Primary School | Primary | 0.6 miles | Good — 19 Jun 2023 |