Semi-Detached

13 REDACRE ROAD

MANCHESTER, GREATER MANCHESTER, M18 8RU

£195,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M18 8RU

Nearby

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

Type	Name	Distance
Bus stop	Abbey Hey, Abbey Hey Lane / opposite Lees Street	0.1 miles
Shop	The Mill House Hair & Beauty	0.1 miles
Train station	Gorton	0.4 miles
Hospital	Shiv Lodge Medical Centre	1.8 miles
University	Fallowfield Reception and Richmond Amenities Building	2.6 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Floor area

75 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£195,000 Jan 2026

Price per m²

£2,600/m²

Local average

£215,393 (14 sales)

Street crime

1 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 20/12/2025

Expiry date: 19/12/2035

Current heating cost: £793/year

Potential heating cost: £683/year

Est. upgrade cost to C: £16,735

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
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	23/01/2026	£195,000	Semi-detached	—	£191,149 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	£195,000
listed	27/03/2007	£138,950
sold	01/01/2007	£137,000
sold	01/01/2001	£47,000
sold	01/01/1997	£40,000

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
4 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX	£134,000	14/11/2025	Semi-detached
2 DONNINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RX	£255,000	09/06/2023	Semi-detached
201 LEES STREET, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8GA	£160,000	19/05/2023	Semi-detached
15 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU	£230,000	09/05/2023	Semi-detached
19 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA	£174,000	14/12/2022	Semi-detached
4 CONSTABLE STREET, MANCHESTER, GREATER MANCHESTER, M18 8QE	£120,000	03/11/2022	Semi-detached
435 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR	£185,000	07/10/2022	Semi-detached
12 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ	£243,500	27/07/2022	Semi-detached
7 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX	£138,000	25/07/2022	Semi-detached
3 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP	£265,000	15/07/2022	Semi-detached
13 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA	£245,000	08/07/2022	Semi-detached
3 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX	£175,000	20/05/2022	Semi-detached
449 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR	£185,000	20/05/2022	Semi-detached
32 LONG STREET, MANCHESTER, GREATER MANCHESTER, M18 8QT	£128,000	03/05/2022	Semi-detached
248 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RP	£175,000	11/03/2022	Semi-detached
8 AUDREY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RY	£185,000	12/01/2022	Semi-detached
5 PARKSTONE AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XG	£178,327	17/12/2021	Semi-detached
7 WENTWORTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RD	£165,000	19/11/2021	Semi-detached
9 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ	£205,000	05/11/2021	Semi-detached
15 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP	£157,000	08/10/2021	Semi-detached

Area average: £185,141 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Brogan Street, Manchester, Greater Manchester, M18	£280,000	3	Semi-detached	0.45 mi
Aldermoor Close, Openshaw	£250,000	3	Semi-detached	0.98 mi

Capital growth trend

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

5y growth 41.1%

10y growth 109.2%

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 Central Greater Manchester: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Sandown St, M18	£875/mo	2	0.15 miles	OpenRent
Studio Flat, Ashton Old Road, M11	£800/mo	1	1.04 miles	OpenRent

Average rent: £838/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £104,750

Target investor price (1%) £83,800

Gross yield 5.2%

Cost-to-rent ratio 19.4×

Monthly cashflow £-39/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.8%

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
Violence and sexual offences	1
Total incidents	1

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
Abbey Hey Primary Academy	Primary	0.1 miles	Good — 17 Oct 2019
Wright Robinson College	Secondary	0.4 miles	Outstanding — 23 Mar 2016
St James' CofE Primary School Gorton	Primary	0.4 miles	Good — 10 May 2018
St Clement's CofE Primary School	Primary	0.4 miles	Good — 4 Mar 2020
Varna Community Primary School	Primary	0.6 miles	Outstanding — 16 Jun 2015

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 13 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU

## Property details

- Slug: `f7f74c9` (address key hash: `f7f74c90dba583192c9b346f8ac141b27ad2d8b9`)
- Postcode: M18 8RU
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Floor area: 75 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £195,000 Jan 2026
- Price per m²: £2,600/m²
- Local average: £215,393 (14 sales)
- Street crime: 1 incidents within 1 mile (May 2026)

## Latest sale

- Price: £195,000
- Date: 2026-01-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 19/12/2035
- **Current heating cost:** £793/year
- **Est. upgrade cost to C:** £16,735

### Recommendations
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4720-2728-0173-0096-0503)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £195,000 | Semi-detached | — | £191,149 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-49ba-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 13 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU | £195,000 | 23/01/2026 | 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: [14782028](http://87.117.209.195:8080/listings/2d74426)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £195,000 |
| listed | 2007-03-27 | £138,950 |
| sold | 2007-01-01 | £137,000 |
| sold | 2001-01-01 | £47,000 |
| sold | 1997-01-01 | £40,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX | £134,000 | 14/11/2025 | Semi-detached |
| 2 DONNINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RX | £255,000 | 09/06/2023 | Semi-detached |
| 201 LEES STREET, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8GA | £160,000 | 19/05/2023 | Semi-detached |
| 15 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU | £230,000 | 09/05/2023 | Semi-detached |
| 19 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA | £174,000 | 14/12/2022 | Semi-detached |
| 4 CONSTABLE STREET, MANCHESTER, GREATER MANCHESTER, M18 8QE | £120,000 | 03/11/2022 | Semi-detached |
| 435 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR | £185,000 | 07/10/2022 | Semi-detached |
| 12 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ | £243,500 | 27/07/2022 | Semi-detached |
| 7 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX | £138,000 | 25/07/2022 | Semi-detached |
| 3 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP | £265,000 | 15/07/2022 | Semi-detached |
| 13 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA | £245,000 | 08/07/2022 | Semi-detached |
| 3 FRANKLYN ROAD, MANCHESTER, GREATER MANCHESTER, M18 8QX | £175,000 | 20/05/2022 | Semi-detached |
| 449 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR | £185,000 | 20/05/2022 | Semi-detached |
| 32 LONG STREET, MANCHESTER, GREATER MANCHESTER, M18 8QT | £128,000 | 03/05/2022 | Semi-detached |
| 248 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RP | £175,000 | 11/03/2022 | Semi-detached |
| 8 AUDREY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RY | £185,000 | 12/01/2022 | Semi-detached |
| 5 PARKSTONE AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XG | £178,327 | 17/12/2021 | Semi-detached |
| 7 WENTWORTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RD | £165,000 | 19/11/2021 | Semi-detached |
| 9 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ | £205,000 | 05/11/2021 | Semi-detached |
| 15 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP | £157,000 | 08/10/2021 | Semi-detached |

**Area average:** £185,141 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Brogan Street, Manchester, Greater Manchester, M18](http://87.117.209.195:8080/listings/5d07dcd) | £280,000 | 3 | Semi-detached | 0.45 mi |
| [Aldermoor Close, Openshaw](http://87.117.209.195:8080/listings/9b26232) | £250,000 | 3 | Semi-detached | 0.98 mi |

## Capital growth trend

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

- **5y growth:** 41.1%
- **10y growth:** 109.2%

## 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 Central Greater Manchester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Sandown St, M18 | £875/mo | 2 | 0.15 miles | OpenRent |
| Studio Flat, Ashton Old Road, M11 | £800/mo | 1 | 1.04 miles | OpenRent |

**Average rent: £838/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £104,750
- **Target investor price (1%):** £83,800

*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 £838/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-39/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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 |
|----------|-------|
| Violence and sexual offences | 1 |
| **Total incidents** | **1** |

*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 |
|------|------|----------|--------|
| Abbey Hey Primary Academy | Primary | 0.1 miles | Good — 17 Oct 2019 |
| Wright Robinson College | Secondary | 0.4 miles | Outstanding — 23 Mar 2016 |
| St James' CofE Primary School Gorton | Primary | 0.4 miles | Good — 10 May 2018 |
| St Clement's CofE Primary School | Primary | 0.4 miles | Good — 4 Mar 2020 |
| Varna Community Primary School | Primary | 0.6 miles | Outstanding — 16 Jun 2015 |