Semi-Detached 2 sales on record

16 SYLVANDALE AVENUE

MANCHESTER, GREATER MANCHESTER, M19 2FB

£480,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M19 2FB

Nearby

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

Type	Name	Distance
Bus stop	Slade Lane/Park Avenue	0.1 miles
Shop	Levy Laundry	0.1 miles
Train station	Levenshulme	0.1 miles
University	Fallowfield Reception and Richmond Amenities Building	0.7 miles
Hospital	Shiv Lodge Medical Centre	0.8 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

89 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£480,000 Feb 2026

Price per m²

£5,393/m²

Local average

£314,349 (35 sales)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 26/10/2022

Expiry date: 25/10/2032

Current heating cost: £760/year

Potential heating cost: £505/year

Est. upgrade cost to C: £25,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/02/2026	£480,000	Semi-detached	+9.1%	£473,069 to April 2026	View transaction
Sold	16/06/2023	£440,000	Semi-detached	—	£497,391 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£480,000
listed	03/11/2025	£450,000
sold	01/01/2023	£440,000
sold	01/01/2001	£59,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
6 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT	£422,000	09/01/2026	Semi-detached
11 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB	£385,000	27/09/2024	Semi-detached
138 SLADE LANE, MANCHESTER, GREATER MANCHESTER, M19 2AQ	£350,000	24/08/2023	Semi-detached
42 WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EB	£548,000	30/11/2022	Semi-detached
53A WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2FA	£250,000	11/11/2022	Semi-detached
19 BERKLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2ED	£427,000	10/11/2022	Semi-detached
2 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT	£545,000	20/10/2022	Semi-detached
5 PARK AVENUE, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EE	£320,000	23/06/2022	Semi-detached
52 ALBERT ROAD, MANCHESTER, GREATER MANCHESTER, M19 2AB	£534,080	28/01/2022	Semi-detached
19 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU	£370,000	29/10/2021	Semi-detached
25 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU	£350,000	30/09/2021	Semi-detached

Area average: £409,189 (11 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
Corringham Road, Lancashire, M19	£550,000	4	Semi-detached	0.85 mi

Capital growth trend

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

5y growth 9.9%

10y growth 63.4%

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

1y (index) 3.9%

5y (index) 23.5%

10y (index) 83.5%

Rental Range

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

Low £1,217/mo

Realistic £1,352/mo

Optimistic £1,487/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Caremine Avenue, M19	£400/mo	3	0.4 miles	OpenRent

Average rent: £400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.08%

Max investor price (0.8%) £50,000

Target investor price (1%) £40,000

Gross yield 1%

Cost-to-rent ratio 100×

Monthly cashflow £-1,555/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -13.4%

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
Total incidents	0

Within 1 mile during May 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
Manchester Vocational and Learning Academy	Other	0.2 miles	Good — 16 Jan 2020
Alma Park Primary School	Primary	0.3 miles	Good — 10 Jun 2013
Manchester Enterprise Academy Central	Secondary	0.3 miles	Good — 31 Mar 2022
Birchfields Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Cringle Brook Primary School	Primary	0.5 miles	Outstanding — 20 Mar 2017

FENSA

No FENSA certificates found for this address.

# 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB

## Property details

- Slug: `d3449c4` (address key hash: `d3449c462bc71c7cdfcae6ce49cea1bb8e6121e6`)
- Postcode: M19 2FB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 89 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £480,000 Feb 2026
- Price per m²: £5,393/m²
- Local average: £314,349 (35 sales)

## Latest sale

- Price: £480,000
- Date: 2026-02-16
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/10/2032
- **Current heating cost:** £760/year
- **Est. upgrade cost to C:** £25,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2288-5013-4219-8100-1610)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-16 | £480,000 | Semi-detached | +9.1% | £473,069 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-5080-8922-e063-4804a8c094d0) |
| Sold | 2023-06-16 | £440,000 | Semi-detached | — | £497,391 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/01eb45ef-db99-40f3-e063-4704a8c05fde) |

*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 |
|---------|-------|------|------|
| 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £480,000 | 16/02/2026 | Semi-detached |
| 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £440,000 | 16/06/2023 | Semi-detached |

## Historic listings

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

- Matched listing: [168922886](http://87.117.209.195:8080/listings/4fc7d14)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £480,000 |
| listed | 2025-11-03 | £450,000 |
| sold | 2023-01-01 | £440,000 |
| sold | 2001-01-01 | £59,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT | £422,000 | 09/01/2026 | Semi-detached |
| 11 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £385,000 | 27/09/2024 | Semi-detached |
| 138 SLADE LANE, MANCHESTER, GREATER MANCHESTER, M19 2AQ | £350,000 | 24/08/2023 | Semi-detached |
| 42 WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EB | £548,000 | 30/11/2022 | Semi-detached |
| 53A WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2FA | £250,000 | 11/11/2022 | Semi-detached |
| 19 BERKLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2ED | £427,000 | 10/11/2022 | Semi-detached |
| 2 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT | £545,000 | 20/10/2022 | Semi-detached |
| 5 PARK AVENUE, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EE | £320,000 | 23/06/2022 | Semi-detached |
| 52 ALBERT ROAD, MANCHESTER, GREATER MANCHESTER, M19 2AB | £534,080 | 28/01/2022 | Semi-detached |
| 19 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU | £370,000 | 29/10/2021 | Semi-detached |
| 25 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU | £350,000 | 30/09/2021 | Semi-detached |

**Area average:** £409,189 (11 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 |
|---------|-------|------|------|----------|
| [Corringham Road, Lancashire, M19](http://87.117.209.195:8080/listings/eb3c584) | £550,000 | 4 | Semi-detached | 0.85 mi |

## Capital growth trend

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

- **5y growth:** 9.9%
- **10y growth:** 63.4%

## House Price Index (HM Land Registry)

*Official index for Manchester; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 23.5%
- **10y growth (index):** 83.5%

## Rental Range

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

- **Low:** £1,217/mo
- **Realistic:** £1,352/mo
- **Optimistic:** £1,487/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Caremine Avenue, M19 | £400/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £50,000
- **Target investor price (1%):** £40,000

*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 £400/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 100×
- **Monthly cashflow:** £-1,555/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.4%

*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

- **Total incidents:** 0

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Manchester Vocational and Learning Academy | Other | 0.2 miles | Good — 16 Jan 2020 |
| Alma Park Primary School | Primary | 0.3 miles | Good — 10 Jun 2013 |
| Manchester Enterprise Academy Central | Secondary | 0.3 miles | Good — 31 Mar 2022 |
| Birchfields Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| Cringle Brook Primary School | Primary | 0.5 miles | Outstanding — 20 Mar 2017 |