# 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:** 12.8%
- **10y growth:** 75.4%

## 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 |