# 2 bedroom flat for sale (M22 5LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 38, 3 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER M22 5LE |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | B |
| Last sold | £146,500 Jun 2017 |

## Description

Located to the top floor of a purpose-built development, this well-proportioned apartment is certain to appeal. The property is available with the benefit of having no onward chain involved.

The accommodation meets the needs of modern living: An entrance hallway with two deep storage cupboards and entry intercom leads to an open-plan living area with Juliet balcony. The room opens to  a modern kitchen which includes an integrated fridge/freezer and washer/dryer. 

The principal bedroom has an en-suite shower room/WC and there is a second double bedroom. A modern fitted bathroom/WC completes the property. 

Sheen Gardens lies off Styal Road, close to the amenities of Heald Green Village, with the rail station nearby and the Metrolink tram stop on Simonsway. The M56/M60 Motorways and Manchester Airport are also easily accessed.

There is secure gated car parking with an allocated space (#38) - The development also enjoys maintained communal gardens.

**Communal Entrance Hallway** - Choice of lift or stairs to upper levels.

**Private Entrance To Apartment 38** - 

**Entrance Hallway** - With two built-in storage cupboards.

**Open-Plan Living Room/Dining Kitchen** - 6.48m x 3.40m plus doorway recess (21'3 x 11'2 plu - 

**Bedroom One** - 4.29m x 2.82m (14'1 x 9'3) - 

**En-Suite Shower Room/Wc** - 2.08m x 1.45m (6'10 x 4'9) - 

**Bedroom Two** - 3.10m x 2.64m (10'2 x 8'8) - Built-in cupboard housing combi-boiler.

**Bathroom** - 1.91m x 1.68m (6'3 x 5'6) - 

**Externally** - Communal gardens.

Gated parking with allocated space (#38).

**Leasehold & Service Charge Information** - 106 years remain of a 125 year lease which expires on 01/01/2133

Ground rent: £350 PA - Increasing by £175 every 10 years - Next increase will be January 2028.

Service/Maintenance charge: £164.49 PCM (£1,973.88 PA) - Payable to Trinity Estates

## Property Photos

- ![3 Sheen Gardens](/listings/photos/87895035/309050) - 3 Sheen Gardens
- ![Living/Dining Area to Juliet Balcony](/listings/photos/87895035/309051) - Living/Dining Area to Juliet Balcony
- ![Fitted Kitchen](/listings/photos/87895035/309052) - Fitted Kitchen
- ![Living/Dining Area to Kitchen](/listings/photos/87895035/309053) - Living/Dining Area to Kitchen
- ![Bedroom One](/listings/photos/87895035/309054) - Bedroom One
- ![Bedroom One to En-Suite](/listings/photos/87895035/309055) - Bedroom One to En-Suite
- ![En-Suite Shower Room](/listings/photos/87895035/309056) - En-Suite Shower Room
- ![Hallway](/listings/photos/87895035/309057) - Hallway
- ![Bathroom](/listings/photos/87895035/309058) - Bathroom
- ![Bedroom Two](/listings/photos/87895035/309059) - Bedroom Two
- ![View from Juliet Balcony](/listings/photos/87895035/309060) - View from Juliet Balcony
- ![Gated Car Park with Allocated Space](/listings/photos/87895035/309061) - Gated Car Park with Allocated Space
- ![Communal Entrance Hallway](/listings/photos/87895035/309062) - Communal Entrance Hallway
- ![Choice of Lift or Stairs](/listings/photos/87895035/309063) - Choice of Lift or Stairs
- ![Rear Elevation of Block 3](/listings/photos/87895035/309064) - Rear Elevation of Block 3
- ![Electric Gates to Car Park](/listings/photos/87895035/309065) - Electric Gates to Car Park
- ![3 Sheen Gardens](/listings/photos/87895035/309066) - 3 Sheen Gardens

## Floorplans

- ![Sheen Gardens](/listings/photos/87895035/309067) - Sheen Gardens

## EPC Graphs

- ![EE Rating](/listings/photos/87895035/309068) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 APARTMENT 38 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £146,500 | 09/06/2017 | Flat |
| 3 APARTMENT 38 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £145,000 | 07/04/2017 | Flat |
| 3 APARTMENT 38 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £117,995 | 13/05/2011 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 APARTMENT 132 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £180,000 | 05/12/2025 | Flat |
| [Same street] 3 APARTMENT 21 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £140,000 | 09/06/2023 | Flat |
| 32 APARTMENT 115 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £165,000 | 16/05/2023 | Flat |
| 2 APARTMENT 129 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £169,950 | 14/10/2022 | Flat |
| [Same street] 3 APARTMENT 34 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £156,000 | 07/10/2022 | Flat |
| 32 APARTMENT 103 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £160,000 | 23/09/2022 | Flat |
| HEALD GREEN HOUSE FLAT 2 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £171,440 | 06/09/2022 | Flat |
| [Same street] 5 APARTMENT 54 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £170,000 | 05/08/2022 | Flat |
| [Same street] 3 APARTMENT 33 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £135,000 | 05/08/2022 | Flat |
| 32 APARTMENT 77 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £167,500 | 24/06/2022 | Flat |
| HEALD GREEN HOUSE FLAT 11 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £198,108 | 06/06/2022 | Flat |
| HEALD GREEN HOUSE FLAT 12 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £156,200 | 01/06/2022 | Flat |
| HEALD GREEN HOUSE FLAT 5 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £163,820 | 01/06/2022 | Flat |
| HEALD GREEN HOUSE FLAT 3 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £205,800 | 01/06/2022 | Flat |
| HEALD GREEN HOUSE FLAT 7 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £205,800 | 01/06/2022 | Flat |
| 32 APARTMENT 88 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £167,500 | 23/05/2022 | Flat |
| 2 APARTMENT 127 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £170,000 | 14/04/2022 | Flat |
| HEALD GREEN HOUSE FLAT 8 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £175,251 | 08/04/2022 | Flat |
| [Same street] 1 APARTMENT 9 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £125,000 | 31/03/2022 | Flat |
| 32 APARTMENT 74 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £118,000 | 28/03/2022 | Flat |
| [Same street] 3 APARTMENT 23 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £148,000 | 25/03/2022 | Flat |
| 32 APARTMENT 92 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £148,500 | 18/03/2022 | Flat |
| 2 APARTMENT 124 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £150,000 | 04/03/2022 | Flat |
| [Same street] 5 APARTMENT 58 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £153,500 | 18/02/2022 | Flat |
| 32 APARTMENT 112 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LF | £171,000 | 18/02/2022 | Flat |
| HEALD GREEN HOUSE FLAT 1 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £167,629 | 18/02/2022 | Flat |
| HEALD GREEN HOUSE FLAT 9 IRVIN DRIVE, MANCHESTER, GREATER MANCHESTER, M22 5LS | £201,918 | 18/02/2022 | Flat |
| [Same street] 5 APARTMENT 63 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £158,000 | 21/12/2021 | Flat |
| [Same street] 5 APARTMENT 57 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £160,000 | 10/12/2021 | Flat |
| [Same street] 3 APARTMENT 28 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £137,000 | 12/11/2021 | Flat |
| [Same street] 5 APARTMENT 60 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £145,000 | 23/09/2021 | Flat |
| [Same street] 1 APARTMENT 16 SHEEN GARDENS, MANCHESTER, GREATER MANCHESTER, M22 5LE | £123,000 | 04/08/2021 | Flat |

**Street average:** £145,875 (12 sales)
**Area average:** £170,671 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £153,810 (21 Flat, M22, 2024–2026)
- **Deviation:** +13.8%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £474/mo

## 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 Semi-Detached House, Hazelwood Road, M22 | £1,200/mo | 2 | 0.76 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.69% (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:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £366/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.7%

*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).*

## Capital growth trend

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

- **5y growth:** -12.4%
- **10y growth:** 45.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 58.9%

## 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)