# 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:** 120.9%

## 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 |