Terraced 2 sales on record

172 HEALD PLACE

MANCHESTER, GREATER MANCHESTER, M14 5WJ

£235,000

Location

Map view View on Google Maps View on OpenStreetMap Street View M14 5WJ

Nearby

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

Type	Name	Distance
Shop	Dev News	0.1 miles
Bus stop	Heald Place	0.1 miles
University	Fallowfield Reception and Richmond Amenities Building	0.7 miles
Hospital	The Ailsa Craig Medical Practise	0.9 miles
Train station	Mauldeth Road	1.4 miles

Property details

Tenure

Leasehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

77 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£235,000 Mar 2026

Price per m²

£3,052/m²

Local average

£374,221 (56 sales)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 21/11/2024

Expiry date: 20/11/2034

Current heating cost: £901/year

Potential heating cost: £818/year

Est. upgrade cost to C: £19,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
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	18/03/2026	£235,000	Terraced	+80.8%	£235,000 to March 2026	View transaction
Sold	27/09/2018	£130,000	Terraced	—	£201,243 to March 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	£235,000
listed	03/07/2025	£250,000
sold	01/01/2018	£130,000

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
52 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE	£155,000	04/12/2025	Terraced
34 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£208,000	17/11/2025	Terraced
50 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE	£185,000	22/09/2023	Terraced
16 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£150,000	21/09/2023	Terraced
3 WORTHING STREET, MANCHESTER, GREATER MANCHESTER, M14 7PR	£185,000	08/09/2023	Terraced
37 ARNSIDE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PF	£175,000	06/09/2023	Terraced
106 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 5XE	£290,000	21/07/2023	Terraced
36 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ	£143,500	30/06/2023	Terraced
27 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£100,000	11/05/2023	Terraced
6 LYNTON STREET, MANCHESTER, GREATER MANCHESTER, M14 7NZ	£174,000	11/04/2023	Terraced
158 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ	£217,000	15/02/2023	Terraced
34 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ	£160,000	16/12/2022	Terraced
105 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£189,000	16/12/2022	Terraced
35 BROMPTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QA	£210,000	05/12/2022	Terraced
133 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£190,000	11/11/2022	Terraced
28 NEWLYN STREET, MANCHESTER, GREATER MANCHESTER, M14 7PQ	£74,454	11/11/2022	Terraced
124 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£190,000	11/11/2022	Terraced
184 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 7DE	£330,000	01/11/2022	Terraced
25 CAMBORNE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PH	£152,500	28/10/2022	Terraced
12 REDRUTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PX	£222,000	14/10/2022	Terraced

Area average: £185,023 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Citizens Place, Manchester, Greater Manchester, M14	£385,000	4	Terraced	0.28 mi
Stafford Close, Victoria Park	£429,950	3	End of terrace	0.83 mi

Capital growth trend

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

5y growth 57.2%

10y growth 105.4%

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

1y (index) 3.2%

5y (index) 23.3%

10y (index) 85.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: BACKFIELD (2003) LIMITED (04846350)

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: 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
2 Bed Terraced House, Wykeham St, M14	£1,200/mo	2	0.36 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 6.1%

Cost-to-rent ratio 16.3×

Monthly cashflow £130/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

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
Total incidents	0

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Heald Place Primary School	Primary	0.1 miles	Good — 8 May 2019
The Divine Mercy Roman Catholic Primary School	Primary	0.2 miles	Requires improvement — 3 Jul 2024
Claremont Primary School	Primary	0.3 miles	Good — 21 Nov 2023
Manchester High School for Girls	Other	0.3 miles	— (No rating)
Wilbraham Primary School	Primary	0.4 miles	Good — 26 Jul 2013

FENSA

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

# 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ

## Property details

- Slug: `f9014b1` (address key hash: `f9014b14bfd8b79b088ca390fed803851f62d158`)
- Postcode: M14 5WJ
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 77 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £235,000 Mar 2026
- Price per m²: £3,052/m²
- Local average: £374,221 (56 sales)

## Latest sale

- Price: £235,000
- Date: 2026-03-18
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 20/11/2034
- **Current heating cost:** £901/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9350-2559-7490-2424-7415)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-18 | £235,000 | Terraced | +80.8% | £235,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-24de-8922-e063-4804a8c094d0) |
| Sold | 2018-09-27 | £130,000 | Terraced | — | £201,243 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/79a74e21-8200-1289-e053-6b04a8c01627) |

*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 |
|---------|-------|------|------|
| 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £235,000 | 18/03/2026 | Terraced |
| 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £130,000 | 27/09/2018 | Terraced |

## Historic listings

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

- Matched listing: [164128925](http://87.117.209.195:8080/listings/a0433a1)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £235,000 |
| listed | 2025-07-03 | £250,000 |
| sold | 2018-01-01 | £130,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE | £155,000 | 04/12/2025 | Terraced |
| 34 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £208,000 | 17/11/2025 | Terraced |
| 50 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE | £185,000 | 22/09/2023 | Terraced |
| 16 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £150,000 | 21/09/2023 | Terraced |
| 3 WORTHING STREET, MANCHESTER, GREATER MANCHESTER, M14 7PR | £185,000 | 08/09/2023 | Terraced |
| 37 ARNSIDE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PF | £175,000 | 06/09/2023 | Terraced |
| 106 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 5XE | £290,000 | 21/07/2023 | Terraced |
| 36 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ | £143,500 | 30/06/2023 | Terraced |
| 27 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £100,000 | 11/05/2023 | Terraced |
| 6 LYNTON STREET, MANCHESTER, GREATER MANCHESTER, M14 7NZ | £174,000 | 11/04/2023 | Terraced |
| 158 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £217,000 | 15/02/2023 | Terraced |
| 34 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ | £160,000 | 16/12/2022 | Terraced |
| 105 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £189,000 | 16/12/2022 | Terraced |
| 35 BROMPTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QA | £210,000 | 05/12/2022 | Terraced |
| 133 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £190,000 | 11/11/2022 | Terraced |
| 28 NEWLYN STREET, MANCHESTER, GREATER MANCHESTER, M14 7PQ | £74,454 | 11/11/2022 | Terraced |
| 124 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £190,000 | 11/11/2022 | Terraced |
| 184 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 7DE | £330,000 | 01/11/2022 | Terraced |
| 25 CAMBORNE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PH | £152,500 | 28/10/2022 | Terraced |
| 12 REDRUTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PX | £222,000 | 14/10/2022 | Terraced |

**Area average:** £185,023 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Citizens Place, Manchester, Greater Manchester, M14](http://87.117.209.195:8080/listings/c2faeab) | £385,000 | 4 | Terraced | 0.28 mi |
| [Stafford Close, Victoria Park](http://87.117.209.195:8080/listings/da1a746) | £429,950 | 3 | End of terrace | 0.83 mi |

## Capital growth trend

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

- **5y growth:** 57.2%
- **10y growth:** 105.4%

## 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 East Lancs (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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Wykeham St, M14 | £1,200/mo | 2 | 0.36 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £130/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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

- **Total incidents:** 0

*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 |
|------|------|----------|--------|
| Heald Place Primary School | Primary | 0.1 miles | Good — 8 May 2019 |
| The Divine Mercy Roman Catholic Primary School | Primary | 0.2 miles | Requires improvement — 3 Jul 2024 |
| Claremont Primary School | Primary | 0.3 miles | Good — 21 Nov 2023 |
| Manchester High School for Girls | Other | 0.3 miles | — (No rating) |
| Wilbraham Primary School | Primary | 0.4 miles | Good — 26 Jul 2013 |