Sold STC Semi-detached

20 WATERDALE DRIVE

MANCHESTER, WHITEFIELD, GREATER MANCHESTER M45 8SB

3 beds 2 baths 70 m² Listed 7 Jul 2025 (-378d)

£250,000

Offers in Excess of

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# 3 bedroom semi-detached house for sale (M45 8SB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 WATERDALE DRIVE, MANCHESTER, WHITEFIELD, GREATER MANCHESTER M45 8SB |
| Price | £250,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £255,000 Dec 2025 |

## Description

**Well-Presented Three-Bedroom Home with Spacious Garden in a Quiet Cul-de-Sac**

Located in a peaceful cul-de-sac within walking distance of Besses o’ th’ Barn Metrolink and the excellent range of bars, restaurants, and shops that Whitefield has to offer, this three-bedroom semi-detached home is ideal for both families and first-time buyers.

The ground floor comprises an entrance hallway with a convenient downstairs W.C., a bright lounge, and a well-planned kitchen diner with integrated appliances. Double doors from the dining area open out to a particularly large rear garden—perfect for those who value outdoor space.

Upstairs, there are three generously sized bedrooms, along with a contemporary shower room featuring a freestanding shower enclosure.

The property also benefits from driveway parking to the front and sits in a sought-after residential location that offers both peace and convenience.

Viewings are highly recommended to appreciate the space on offer, especially the impressive garden.

## Property Photos

- ![Photo](/listings/photos/164269199/1307557)
- ![Lounge](/listings/photos/164269199/1307558) - Lounge
- ![Kitchen](/listings/photos/164269199/1307559) - Kitchen
- ![Photo](/listings/photos/164269199/1307560)
- ![Kitchen](/listings/photos/164269199/1307561) - Kitchen
- ![Kitchen](/listings/photos/164269199/1307562) - Kitchen
- ![Kitchen](/listings/photos/164269199/1307563) - Kitchen
- ![Lounge](/listings/photos/164269199/1307564) - Lounge
- ![Lounge](/listings/photos/164269199/1307565) - Lounge
- ![Wc](/listings/photos/164269199/1307566) - Wc
- ![Bedroom One](/listings/photos/164269199/1307567) - Bedroom One
- ![Bedroom One](/listings/photos/164269199/1307568) - Bedroom One
- ![Bedroom Two](/listings/photos/164269199/1307569) - Bedroom Two
- ![Bedroom Two](/listings/photos/164269199/1307570) - Bedroom Two
- ![Bedroom Three](/listings/photos/164269199/1307571) - Bedroom Three
- ![Bathroom](/listings/photos/164269199/1307572) - Bathroom
- ![Bathroom](/listings/photos/164269199/1307573) - Bathroom
- ![Photo](/listings/photos/164269199/1307574)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1167785
- **Address:** 20 Waterdale Drive, Whitefield, M45 8SB
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 20/10/2003
- **Items:** 10 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB | £255,000 | 15/12/2025 | Semi-detached |
| 20 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB | £57,200 | 30/04/1996 | Semi-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 |
|---------|-------|------|------|
| 29 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX | £280,000 | 02/12/2025 | Semi-detached |
| 8 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF | £280,000 | 01/08/2025 | Semi-detached |
| [Same street] 9 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB | £363,925 | 29/11/2023 | Detached |
| 48 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX | £251,000 | 03/11/2023 | Semi-detached |
| 36 TAMAR CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SJ | £241,500 | 11/05/2023 | Semi-detached |
| 2 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF | £360,000 | 11/11/2022 | Semi-detached |
| 69 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX | £283,500 | 11/11/2022 | Semi-detached |
| 64 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX | £217,000 | 27/10/2022 | Semi-detached |
| 14 OXFORD AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 6DQ | £95,500 | 21/09/2022 | Semi-detached |
| 52 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX | £265,100 | 30/06/2022 | Semi-detached |
| 6 BRIGHTWATER CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SE | £222,500 | 24/06/2022 | Semi-detached |
| 3 BRIGHTWATER CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SE | £260,500 | 23/06/2022 | Semi-detached |
| 73 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX | £272,000 | 23/06/2022 | Semi-detached |
| 10 ARGYLE AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 6DG | £165,000 | 23/06/2022 | Semi-detached |
| 79 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX | £380,000 | 27/05/2022 | Semi-detached |
| 15 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX | £300,000 | 26/04/2022 | Semi-detached |
| [Same street] 35 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB | £2,595 | 10/01/2022 | Other |
| 2 CHERWELL CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SL | £206,000 | 12/11/2021 | Semi-detached |
| 19 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF | £227,000 | 24/09/2021 | Semi-detached |
| [Same street] 18 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB | £210,000 | 31/08/2021 | Detached |

**Street average:** £192,173 (3 sales)
**Area average:** £253,329 (17 sales)

## Price vs local average

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

- **Local average:** £306,150 (38 Semi-detached, M45, 2024–2026)
- **Deviation:** -18.3%

## Rental Range

*ONS Price Index of Private Rents (Bury). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £870/mo
- **Realistic:** £967/mo
- **Optimistic:** £1,064/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Tyneside (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Oak Lane, M45 | £1,100/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed End Terrace, Hindburn Close, M45 | £1,250/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed End Terrace, Winster Close, M45 | £1,100/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £1,150/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-20/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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).*

## Capital growth trend

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

- **5y growth:** 16.8%
- **10y growth:** 62.1%

## House Price Index (HM Land Registry)

*Official index for Bury; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 22.7%
- **10y growth (index):** 75.7%

## 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)

Photo 1 Lounge Kitchen Photo 4 Kitchen Kitchen Kitchen Lounge Lounge Wc Bedroom One Bedroom One Bedroom Two Bedroom Two Bedroom Three Bathroom Bathroom Photo 18

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Property details

Tenure

LEASEHOLD (969 years remaining on lease)

Floor area

70 m²

Council tax band

Last sold

£255,000 Dec 2025

Local average

£306,150 (-18.3%)

Deprivation

Decile 8 (26,801 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Quiet cul-de-sac location
Three well-proportioned bedrooms
Generous rear garden with plenty of outdoor space
Walking distance to Besses o’ th’ Barn Metrolink
Close to Whitefield’s bars, restaurants, and local amenities

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Private garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Well-Presented Three-Bedroom Home with Spacious Garden in a Quiet Cul-de-Sac
Located in a peaceful cul-de-sac within walking distance of Besses o’ th’ Barn Metrolink and the excellent range of bars, restaurants, and shops that Whitefield has to offer, this three-bedroom semi-detached home is ideal for both families and first-time buyers.
The ground floor comprises an entrance hallway with a convenient downstairs W.C., a bright lounge, and a well-planned kitchen diner with integrated appliances. Double doors from the dining area open out to a particularly large rear garden—perfect for those who value outdoor space.
Upstairs, there are three generously sized bedrooms, along with a contemporary shower room featuring a freestanding shower enclosure.
The property also benefits from driveway parking to the front and sits in a sought-after residential location that offers both peace and convenience.
Viewings are highly recommended to appreciate the space on offer, especially the impressive garden.

Listed by

North Manchester

Normie & Co

Reference: 164269199

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1167785

Property Details

Street: 20 Waterdale Drive

Town: Whitefield

Postcode: M45 8SB

Installation Details

Items: 10 windows and 1 door

Certificate Issued: 21/11/2003

Work Completed: 20/10/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

346% since 1996

Event	Date	Price	% change
Sold	15/12/2025 (7 months ago)	£255,000	+345.8%
Sold	30/04/1996 (30 years ago)	£57,200	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
29 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX	£280,000	02/12/2025	Semi-detached
8 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF	£280,000	01/08/2025	Semi-detached
Same street 9 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB	£363,925	29/11/2023	Detached
48 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX	£251,000	03/11/2023	Semi-detached
36 TAMAR CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SJ	£241,500	11/05/2023	Semi-detached
2 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF	£360,000	11/11/2022	Semi-detached
69 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX	£283,500	11/11/2022	Semi-detached
64 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX	£217,000	27/10/2022	Semi-detached
14 OXFORD AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 6DQ	£95,500	21/09/2022	Semi-detached
52 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8FX	£265,100	30/06/2022	Semi-detached
6 BRIGHTWATER CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SE	£222,500	24/06/2022	Semi-detached
3 BRIGHTWATER CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SE	£260,500	23/06/2022	Semi-detached
73 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX	£272,000	23/06/2022	Semi-detached
10 ARGYLE AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 6DG	£165,000	23/06/2022	Semi-detached
79 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX	£380,000	27/05/2022	Semi-detached
15 STANWAY ROAD, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8EX	£300,000	26/04/2022	Semi-detached
Same street 35 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB	£2,595	10/01/2022	Other
2 CHERWELL CLOSE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SL	£206,000	12/11/2021	Semi-detached
19 RIVERMEAD WAY, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SF	£227,000	24/09/2021	Semi-detached
Same street 18 WATERDALE DRIVE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 8SB	£210,000	31/08/2021	Detached

Street average: £192,173 (3 sales)

Area average: £253,329 (17 sales)

Capital growth trend

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

5y growth 16.8%

10y growth 62.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Bury. Series: Semi-detached. As of April 2026.

1y (index) 1.5%

5y (index) 22.7%

10y (index) 75.7%

Rental Range

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

Low £870/mo

Realistic £967/mo

Optimistic £1,064/mo

Based on Local Authority from postcode lookup → Bury.

LHA (30th percentile) floor for Tyneside: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M45 8SB

Nearby

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

Type	Name	Distance
Bus stop	Ribble Drive/The Elizabethan	0.2 miles
Bus stop	Ribble Drive/Lune Drive	0.2 miles
Shop	Premier	0.3 miles
Shop	Spar	0.4 miles
Train station	Clifton	2.2 miles
Train station	Bury, Bolton Street	3.2 miles
Hospital	Salford Gastric Bypass Surgery	4.3 miles
University	UCEN Manchester (City Campus)	4.4 miles
University	University of Law	5.0 miles
Hospital	SpaMedica Oldham	6.5 miles

Street-level crime

Category	Count
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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Whitefield Community Primary School	Primary	0.2 miles	Good — 13 Jan 2022
Ribble Drive Community Primary School	Primary	0.2 miles	Good — 6 Jan 2020
St Michael's Roman Catholic Primary School, a Voluntary Academy	Primary	0.2 miles	Inadequate — 21 Sep 2022
Higher Lane Primary School	Primary	0.5 miles	Good — 11 Dec 2014
All Saints Church of England Primary School, Stand	Primary	0.6 miles	Good — 14 Feb 2013

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
3 Bed Semi-Detached House, Oak Lane, M45	£1,100/mo	3	0.34 miles	OpenRent
3 Bed End Terrace, Hindburn Close, M45	£1,250/mo	3	0.36 miles	OpenRent
3 Bed End Terrace, Winster Close, M45	£1,100/mo	3	0.4 miles	OpenRent

Average rent: £1,150/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 5.3%

Cost-to-rent ratio 18.9×

Monthly cashflow £-20/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.3%

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).