# 2 bedroom property for sale (M11 1JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 HOLMPARK ROAD, MANCHESTER, OPENSHAW, GREATER MANCHESTER M11 1JR |
| Price | £170,000 |
| Bedrooms | 2 |
| Council tax | A |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 68 m² |
| Last sold | £34,750 Mar 2001 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/05/2036
- **Current heating cost:** £757/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0254-0207-8906-8319-7804)

## Description

*** ATTENTION ALL FIRST TIME BUYERS! *** SLEIGH AND SON are proud to welcome to the open market this TWO BEDROOMED END QUASI property for sale with NO VENDOR CHAIN! This welcoming home has been a happy family home for many years and it is a true credit to the current owners, overtime some renovation works may be required to showcase its true potential. There are many benefits to the property including a lounge, SECOND RECEPTION ROOM, conservatory, fitted kitchen and gardens to the front and larger than average garden to the rear, family bathroom and many more, making it an ideal purchase for a WIDE RANGE OF BUYERS. The property is located on a popular Avenue within OPENSHAW, close to local amenities and a stones throw away from Delamere park, primary and high schools, along with being a short distance into Manchester City centre. The family home is warmed via gas central heating and uPVC double glazing is installed throughout.  

Briefly the accommodation comprises:- Entrance hallway, lounge, second reception room, kitchen and conservatory to the ground floor. Two bedrooms and a bathroom to the first floor. 

FREEHOLD with a rent charge of £4.50 per annum (fixed). Traditional brick built with a tiled roof. There is mains electric, gas, water (unmetered) and sewerage at the property. Council tax band A.

**ENTRANCE HALL: **uPVC entrance door to the front elevation. Radiator, light and power points. Stairs to the first floor, under stair storage, door to the second reception room.

**SECOND RECEPTION ROOM: **uPVC double glazed privacy windows to the side elevation. Gas fire, radiator, light and power points. Double glazed doors to the conservatory. Door to the lounge.

**LOUNGE: **uPVC double glazed bay windows to the front elevation. Radiator, light and power points.

**CONSERVATORY: **uPVC double glazed windows to the side elevation. uPVC patio doors to the rear elevation. Radiator, light and power points. Archway to the kitchen.

**KITCHEN: **uPVC double glazed window to the rear elevation. Fitted kitchen with roll edge worktops and base units. Stainless steel sink with drainer with hot and cold taps, tiled splashbacks, integrated electric oven with gas hob and space for washing machine. Light and power points.

**STAIRCASE AND LANDING: **Loft hatch, doors to the bedrooms and bathroom.

**MASTER BEDROOM: **uPVC double glazed windows to the front elevation. Radiator, light and power points.

**BEDROOM TWO: **uPVC double glazed window to the rear elevation. Build in storage cupboard, light and power point.

**BATHROOM: **uPVC double glazed privacy window to the rear elevation. Low level W.C, hand wash basin with hot and cold taps, bathtub with shower head, partially tiled and light point.

**EXTERNAL: **To the front of the property is a paved garden fully enclosed with gate access. 

To the rear of the property is a large paved garden fully enclosed with fence panels with flower beds and tree shrubs.

## Property Photos

- ![FRONT](/listings/photos/88945551/575557) - FRONT
- ![LOUNGE](/listings/photos/88945551/575558) - LOUNGE
- ![SECOND RECEPTION ROOM](/listings/photos/88945551/575559) - SECOND RECEPTION ROOM
- ![CONSERVATORY](/listings/photos/88945551/575560) - CONSERVATORY
- ![CONSERVATORY](/listings/photos/88945551/575561) - CONSERVATORY
- ![KITCHEN](/listings/photos/88945551/575562) - KITCHEN
- ![MASTER BEDROOM](/listings/photos/88945551/575563) - MASTER BEDROOM
- ![MASTER BEDROOM](/listings/photos/88945551/575564) - MASTER BEDROOM
- ![BATHROOM](/listings/photos/88945551/575565) - BATHROOM
- ![BEDROOM TWO](/listings/photos/88945551/575566) - BEDROOM TWO
- ![REAR](/listings/photos/88945551/575567) - REAR
- ![REAR](/listings/photos/88945551/575568) - REAR

## Floorplans

- ![Floor Plan 1](/listings/photos/88945551/575569) - Floor Plan 1

## EPC Graphs

- ![EPC](/listings/photos/88945551/575570) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 HOLMPARK ROAD, OPENSHAW, MANCHESTER, GREATER MANCHESTER, M11 1JR | £34,750 | 23/03/2001 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1430 FLAT 1 ASHTON OLD ROAD, MANCHESTER, GREATER MANCHESTER, M11 1HL | £205,000 | 18/09/2025 | Other |
| 1298 - 1300 ASHTON OLD ROAD, MANCHESTER, GREATER MANCHESTER, M11 1JG | £170,000 | 10/12/2024 | Other |
| COLLEGE HOUSE STANLEY STREET, OPENSHAW, MANCHESTER, GREATER MANCHESTER, M11 1LE | £450,000 | 15/12/2022 | Other |
| 1336 - 1338 ASHTON OLD ROAD, MANCHESTER, GREATER MANCHESTER, M11 1JG | £135,000 | 09/09/2022 | Other |
| 1336 - 1338 ASHTON OLD ROAD, MANCHESTER, GREATER MANCHESTER, M11 1JG | £220,000 | 09/09/2022 | Other |
| 1A CAPITAL ROAD, MANCHESTER, GREATER MANCHESTER, M11 1JZ | £245,000 | 09/06/2022 | Other |
| 1304 ASHTON OLD ROAD, MANCHESTER, GREATER MANCHESTER, M11 1JG | £145,000 | 14/10/2021 | Other |

**Area average:** £224,286 (7 sales)

## Price vs local average

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

- **Local average:** £181,667 (3 Other, M11, 2024–2026)
- **Deviation:** -6.4%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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 Terraced House, St Andrews Avenue, M43 | £950/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £161/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £2,500/m²

## Capital growth trend

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

- **5y growth:** -96.3%
- **10y growth:** -49.3%

## House Price Index (HM Land Registry)

*Official index for Manchester; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 18.2%
- **10y growth (index):** 75.3%

## 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)