# 7 bedroom detached house for sale (M30 9JY) ## Property Details | Key | Value | |-----|-------| | Address | 15 ELLESMERE ROAD, MANCHESTER, ECCLES, GREATER MANCHESTER M30 9JY | | Price | £2,000,000 | | Bathrooms | 4 | | Council tax | G | | Construction age | England and Wales: before 1900 | | Floor area | 633 m² | | Last sold | £700,000 Aug 2008 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 12/02/2034 - **Current heating cost:** £5,847/year - **Est. upgrade cost to C:** £2,100 ### Recommendations - A3 (£1,500 - £2,700) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9270-3034-8202-5654-8200) ## Description Welcome to this exceptional seven-bedroom detached residence, offering an impressive blend of space, versatility and contemporary family living in a highly sought-after location on Ellesmere Road, Eccles. Occupying a substantial plot, this remarkable home provides extensive accommodation across multiple floors, making it ideal for large families, multi-generational living or those seeking generous space for home working and entertaining. Beautifully presented throughout, the property boasts seven well-proportioned bedrooms and four modern bathrooms, offering both comfort and practicality for modern lifestyles. The spacious layout has been thoughtfully designed to maximise natural light and create a welcoming atmosphere throughout. The generous reception and living spaces provide excellent flexibility for family life, social gatherings and entertaining on a larger scale, while the well-appointed kitchen and dining areas form the heart of the home. Externally, the property continues to impress with attractive frontage, off-road parking for two vehicles and a commanding presence that immediately sets it apart. The detached design offers excellent privacy and a sense of exclusivity rarely found in such a convenient location. Situated in the heart of Ellesmere Park, the property benefits from an excellent range of local amenities including shops, cafés, restaurants and leisure facilities. Families will appreciate the selection of highly regarded schools nearby, while commuters are exceptionally well served by excellent transport links into Manchester City Centre, Salford Quays, MediaCityUK and beyond via the motorway network and public transport services. Combining substantial living accommodation, versatile space and a prime location, this outstanding home presents a rare opportunity to acquire a truly impressive family residence. Early viewing is highly recommended to fully appreciate the scale, quality and lifestyle on offer. ## Property Photos - ![DSC07074.jpg](/listings/photos/89296437/614415) - DSC07074.jpg - ![DSC07126.jpg](/listings/photos/89296437/614416) - DSC07126.jpg - ![d06e0e045001813659c69f63539355ed.jpeg](/listings/photos/89296437/614417) - d06e0e045001813659c69f63539355ed.jpeg - ![DSC07131.jpg](/listings/photos/89296437/614418) - DSC07131.jpg - ![DSC07132.jpg](/listings/photos/89296437/614419) - DSC07132.jpg - ![DSC07133.jpg](/listings/photos/89296437/614420) - DSC07133.jpg - ![DSC07135.jpg](/listings/photos/89296437/614421) - DSC07135.jpg - ![DSC07137.jpg](/listings/photos/89296437/614422) - DSC07137.jpg - ![DSC07134.jpg](/listings/photos/89296437/614423) - DSC07134.jpg - ![DSC07128.jpg](/listings/photos/89296437/614424) - DSC07128.jpg - ![DSC07130.jpg](/listings/photos/89296437/614425) - DSC07130.jpg - ![DSC07121.jpg](/listings/photos/89296437/614426) - DSC07121.jpg - ![DSC07141.jpg](/listings/photos/89296437/614427) - DSC07141.jpg - ![DSC07120.jpg](/listings/photos/89296437/614428) - DSC07120.jpg - ![3d52378ac1c2c7dba9f77d6f559e8b13.jpeg](/listings/photos/89296437/614429) - 3d52378ac1c2c7dba9f77d6f559e8b13.jpeg - ![DSC07143.jpg](/listings/photos/89296437/614430) - DSC07143.jpg - ![DSC07116.jpg](/listings/photos/89296437/614431) - DSC07116.jpg - ![DSC07091.jpg](/listings/photos/89296437/614432) - DSC07091.jpg - ![DSC07093.jpg](/listings/photos/89296437/614433) - DSC07093.jpg - ![DSC07094.jpg](/listings/photos/89296437/614434) - DSC07094.jpg - ![7e3ca263d3404cd54eaa953dd68ba0fa.jpeg](/listings/photos/89296437/614435) - 7e3ca263d3404cd54eaa953dd68ba0fa.jpeg - ![1dc12c2b666959e911207b7c36e2ed85.jpeg](/listings/photos/89296437/614436) - 1dc12c2b666959e911207b7c36e2ed85.jpeg - ![DSC07083.jpg](/listings/photos/89296437/614437) - DSC07083.jpg - ![DSC07086.jpg](/listings/photos/89296437/614438) - DSC07086.jpg - ![DSC07088.jpg](/listings/photos/89296437/614439) - DSC07088.jpg - ![DSC07097.jpg](/listings/photos/89296437/614440) - DSC07097.jpg - ![DSC07101.jpg](/listings/photos/89296437/614441) - DSC07101.jpg - ![DSC07114.jpg](/listings/photos/89296437/614442) - DSC07114.jpg - ![DSC07107.jpg](/listings/photos/89296437/614443) - DSC07107.jpg - ![DSC07109.jpg](/listings/photos/89296437/614444) - DSC07109.jpg - ![DSC07110.jpg](/listings/photos/89296437/614445) - DSC07110.jpg - ![282b7e84a5394417f6456b38542c4ccb.jpeg](/listings/photos/89296437/614446) - 282b7e84a5394417f6456b38542c4ccb.jpeg - ![DSC07146.jpg](/listings/photos/89296437/614447) - DSC07146.jpg - ![ca9fffdf8f1c74bd77205690b4da34a2.jpeg](/listings/photos/89296437/614448) - ca9fffdf8f1c74bd77205690b4da34a2.jpeg - ![DSC07080.jpg](/listings/photos/89296437/614449) - DSC07080.jpg - ![6e5bf2628dd4ca02e2008dd1be8265fd.jpeg](/listings/photos/89296437/614450) - 6e5bf2628dd4ca02e2008dd1be8265fd.jpeg - ![DSC07072.jpg](/listings/photos/89296437/614451) - DSC07072.jpg ## Floorplans - ![1190128.jpg](/listings/photos/89296437/614452) - 1190128.jpg ## EPC Graphs - ![EE Rating](/listings/photos/89296437/614453) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 ELLESMERE ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9JY | £700,000 | 08/08/2008 | Detached | ## 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 VICTORIA ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HB | £601,000 | 27/11/2025 | Detached | | 17A WESTMINSTER ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HF | £1,350,000 | 27/11/2023 | Detached | | 2 STAFFORD ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HW | £1,300,000 | 07/06/2023 | Detached | | 24 WESTMINSTER ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9EB | £280,000 | 26/05/2023 | Detached | | 11 GREENWOOD PLACE, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9EX | £460,000 | 12/08/2022 | Detached | | 3 GREENWOOD PLACE, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9EX | £540,000 | 08/07/2022 | Detached | **Area average:** £755,167 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £513,333 (9 Detached, M30, 2024–2026) - **Deviation:** +289.6% ## Rental Range *ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,048/mo - **Realistic:** £1,164/mo - **Optimistic:** £1,280/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. 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 Detached House, Victoria Cresent, M30 | £1,195/mo | 2 | 0.3 miles | OpenRent | | 2 Bed Flat, Vicarage Grove, M30 | £1,325/mo | 2 | 0.42 miles | OpenRent | | 1 Bed Flat, Church Street, M30 | £900/mo | 1 | 0.53 miles | OpenRent | | 2 Bed Flat, Ladywell Point, M50 | £1,100/mo | 2 | 0.76 miles | OpenRent | **Average rent: £1,130/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £143,500 - **Target investor price (1%):** £114,800 *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 £1,148/mo).* - **Gross yield:** 0.7% - **Cost-to-rent:** 145.2× - **Monthly cashflow:** £-6,868/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -14.2% *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).* ## Price per Square Metre - **£/m²:** £3,160/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 26.5% - **10y growth:** 131.7% ## House Price Index (HM Land Registry) *Official index for Salford; Detached series; as of May 2026.* - **1y growth (index):** -6.3% - **5y growth (index):** 26.4% - **10y growth (index):** 85.1% ## 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)