# 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: £164,733 (40 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
- **Expiry date:** 18/07/2035
- **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 |
| 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 |
| 9 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:** 6.9%
- **10y growth:** 131.9%

## 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 |