# 23 - 25 FLAT 3 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA

## Property details

- Slug: `fa805d2` (address key hash: `fa805d2499bfdb464a13ec34d3605b4b6719adad`)
- Postcode: M8 5EA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £130,000 Feb 2026
- Local average: £118,955 (11 sales)

## Latest sale

- Price: £130,000
- Date: 2026-02-13
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £130,000 | Flat | +103.9% | £126,943 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-2eef-b8d0-e063-4704a8c08d98) |
| Sold | 2020-02-07 | £63,750 | Flat | — | £85,494 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b82222ed-06d7-6691-e053-6b04a8c02fb2) |

*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 |
|---------|-------|------|------|
| 23 - 25 FLAT 3 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £130,000 | 13/02/2026 | Flat |
| 23 - 25 FLAT 3 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £63,750 | 07/02/2020 | Flat |

## Historic listings

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

- Matched listing: [163874807](http://87.117.209.195:8080/listings/e3f6089)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £130,000 |
| listed | 2025-06-27 | £130,000 |
| sold | 2020-01-01 | £63,750 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 FLAT 2 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £40,000 | 05/09/2023 | Flat |
| 14 FLAT 5 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £63,000 | 28/10/2022 | Flat |
| 23 - 25 FLAT 5 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £110,000 | 23/09/2022 | Flat |
| TARA APARTMENTS, 12 1 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £60,000 | 13/05/2022 | Flat |
| 10 HOUGHTON ROAD, MANCHESTER, GREATER MANCHESTER, M8 5SQ | £325,000 | 06/05/2022 | Flat |
| 14 FLAT 1 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £52,000 | 29/03/2022 | Flat |

**Area average:** £108,333 (6 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Flat 2, 1 Humber Street, Cheetham Hill, Manchester, M8](http://87.117.209.195:8080/listings/0858c26) | £120,000 | 2 | Flat | 0.79 mi |
| [City View, Highclere Avenue, Salford](http://87.117.209.195:8080/listings/386f1b7) | £75,000 | 2 | Flat | 0.86 mi |
| [City View Apartments, Highclere Avenue, M7 4ZU](http://87.117.209.195:8080/listings/51e0b99) | £95,000 | 2 | Flat | 0.86 mi |

## Capital growth trend

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

- **5y growth:** 26.3%
- **10y growth:** 89.7%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 8.8%
- **10y growth (index):** 57%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Seymour Road, M8 | £995/mo | 2 | 0.2 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 9.2%
- **Cost-to-rent:** 10.9×
- **Monthly cashflow:** £359/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.4%

*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 |
|------|------|----------|--------|
| The King David High School | Secondary | 0.1 miles | Requires improvement — 17 Jul 2023 |
| Cravenwood Primary Academy | Primary | 0.2 miles | Good — 25 Apr 2017 |
| King David Primary School | Primary | 0.2 miles | Outstanding — 8 Apr 2016 |
| Crumpsall Lane Primary School | Primary | 0.2 miles | Good — 8 Nov 2023 |
| St Anne's RC Primary School Crumpsall Manchester | Primary | 0.3 miles | Good — 24 Jul 2023 |