Sold STC Flat

FLAT 8

WINDSOR PLACE, 52, DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER M14 5QP

2 beds 2 baths 581 sq ft Listed 13 Jun 2025 (-402d)

£170,000

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# 2 bedroom flat for sale (M14 5QP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 8, WINDSOR PLACE, 52, DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER M14 5QP |
| Price | £170,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | A |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 54 m² |
| Last sold | £170,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/08/2031
- **Current heating cost:** £181/year
- **Est. upgrade cost to C:** £1,523

### Recommendations
- C (£15 - £30)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4209-0728-1000-0232-7292)

## Description

A Fantastic Upper Floor Apartment in the Heart of Victoria Park

Thornley Groves are delighted to bring to market this superb upper floor apartment, ideally located in the highly desirable Victoria Park area. Offered with no onward vendor chain, this is a perfect opportunity for both first-time buyers and investors seeking strong rental potential.

The apartment enjoys excellent transport connections, providing quick and easy access to Manchester city centre and surrounding areas. The location is ideal, just a short distance from the MRI Hospital, the university campuses, and the lively Curry Mile, renowned for its array of international cuisine.

Inside, the property features a welcoming entrance hallway leading to two well-proportioned double bedrooms, a spacious living area, and a modern, fully fitted kitchen. A private rear balcony adds further appeal—ideal for unwinding or enjoying some outdoor space.

Further benefits include residents’ parking, adding convenience and practicality to this already attractive offering.

Don’t miss out on this fantastic apartment in a vibrant and well-connected community—contact Thornley Groves to arrange your viewing today.

## Property Photos

- ![Picture No. 07](/listings/photos/163304171/874885) - Picture No. 07
- ![Picture No. 23](/listings/photos/163304171/874886) - Picture No. 23
- ![Picture No. 12](/listings/photos/163304171/874887) - Picture No. 12
- ![Picture No. 18](/listings/photos/163304171/874888) - Picture No. 18
- ![Picture No. 20](/listings/photos/163304171/874889) - Picture No. 20
- ![Picture No. 19](/listings/photos/163304171/874890) - Picture No. 19
- ![Picture No. 21](/listings/photos/163304171/874891) - Picture No. 21
- ![Picture No. 13](/listings/photos/163304171/874892) - Picture No. 13
- ![Picture No. 22](/listings/photos/163304171/874893) - Picture No. 22
- ![Picture No. 24](/listings/photos/163304171/874894) - Picture No. 24
- ![Picture No. 15](/listings/photos/163304171/874895) - Picture No. 15

## Floorplans

- ![Floorplan](/listings/photos/163304171/874896) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/163304171/874897) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WINDSOR PLACE, 52 FLAT 8 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP | £170,000 | 06/02/2026 | 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 |
|---------|-------|------|------|
| SURREY LODGE, 2 - 4 FLAT 14 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £58,000 | 23/01/2026 | Flat |
| [Same street] 60 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP | £400,000 | 17/06/2022 | Semi-detached |
| SURREY LODGE, 2 - 4 FLAT 5 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £90,000 | 23/02/2022 | Flat |
| 14 - 16 3 CURZON AVENUE, MANCHESTER, GREATER MANCHESTER, M14 5PU | £76,000 | 05/01/2022 | Flat |
| [Same street] 68 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP | £1,700,500 | 01/11/2021 | Other |
| [Same street] METHODIST INTERNATIONAL HOUSE, 68 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP | £2,300,000 | 01/11/2021 | Other |
| SURREY LODGE, 2 - 4 FLAT 11 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN | £95,000 | 03/09/2021 | Flat |

**Street average:** £1,466,833 (3 sales)
**Area average:** £79,750 (4 sales)

## Price vs local average

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

- **Local average:** £157,364 (11 Flat, M14, 2024–2026)
- **Deviation:** +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 Flat, Fairfield Court, M14 | £650/mo | 2 | 0.15 miles | OpenRent |

**Average rent: £650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.8×
- **Monthly cashflow:** £-109/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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).*

## Price per Square Metre

- **£/m²:** £3,148/m²

## Capital growth trend

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

- **5y growth:** 28.3%
- **10y growth:** -72%

## 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%

## 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)

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Property details

Tenure

LEASEHOLD (977 years remaining on lease)

Floor area

54 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£170,000 Feb 2026

Price per m²

£3,148/m²

Local average

£157,364 (+8%)

Deprivation

Decile 1 (3,042 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

A Fantastic Upper Floor Apartment in the Heart of Victoria Park

Thornley Groves are delighted to bring to market this superb upper floor apartment, ideally located in the highly desirable Victoria Park area. Offered with no onward vendor chain, this is a perfect opportunity for both first-time buyers and investors seeking strong rental potential.

The apartment enjoys excellent transport connections, providing quick and easy access to Manchester city centre and surrounding areas. The location is ideal, just a short distance from the MRI Hospital, the university campuses, and the lively Curry Mile, renowned for its array of international cuisine.

Inside, the property features a welcoming entrance hallway leading to two well-proportioned double bedrooms, a spacious living area, and a modern, fully fitted kitchen. A private rear balcony adds further appeal—ideal for unwinding or enjoying some outdoor space.

Further benefits include residents’ parking, adding convenience and practicality to this already attractive offering.

Don’t miss out on this fantastic apartment in a vibrant and well-connected community—contact Thornley Groves to arrange your viewing today.

Listed by

Fallowfield

The Lomond Group

Reference: 163304171

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/08/2021

Expiry date: 11/08/2031

Current heating cost: £181/year

Potential heating cost: £151/year

Est. upgrade cost to C: £1,523

Recommendations

Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	06/02/2026 (5 months ago)	£170,000	—

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
SURREY LODGE, 2 - 4 FLAT 14 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN	£58,000	23/01/2026	Flat
Same street 60 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP	£400,000	17/06/2022	Semi-detached
SURREY LODGE, 2 - 4 FLAT 5 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN	£90,000	23/02/2022	Flat
14 - 16 3 CURZON AVENUE, MANCHESTER, GREATER MANCHESTER, M14 5PU	£76,000	05/01/2022	Flat
Same street 68 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP	£1,700,500	01/11/2021	Other
Same street METHODIST INTERNATIONAL HOUSE, 68 DAISY BANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 5QP	£2,300,000	01/11/2021	Other
SURREY LODGE, 2 - 4 FLAT 11 BIRCH LANE, MANCHESTER, GREATER MANCHESTER, M13 0NN	£95,000	03/09/2021	Flat

Street average: £1,466,833 (3 sales)

Area average: £79,750 (4 sales)

Capital growth trend

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

5y growth 28.3%

10y growth -72%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of April 2026.

1y (index) -1.4%

5y (index) 8.8%

10y (index) 57%

Rental Range

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

Low £1,217/mo

Realistic £1,352/mo

Optimistic £1,487/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M14 5QP

Address

52 Daisy Bank Road

Nearby

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

Type	Name	Distance
Bus stop	Longsight, Plymouth Grove / near Daisy Bank Road	0.1 miles
Bus stop	Longsight, Plymouth Grove / near Richmond Grove	0.1 miles
Shop	Lahore Stores	0.2 miles
Shop	UK Tyres and Car Parts	0.2 miles
Hospital	The Ailsa Craig Medical Practise	0.3 miles
Hospital	Shiv Lodge Medical Centre	0.4 miles
Train station	Ardwick	0.9 miles
University	Fallowfield Reception and Richmond Amenities Building	1.0 miles
University	University of Manchester Fallowfield Campus	1.0 miles
Train station	Ashburys	1.1 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
St Joseph's RC Primary School Manchester	Primary	0.0 miles	Good — 20 Jul 2015
St John's CofE Primary School	Primary	0.1 miles	Good — 23 Feb 2020
Plymouth Grove Primary School	Primary	0.2 miles	Good — 8 Dec 2011
Dean Trust Ardwick	Secondary	0.2 miles	Good — 21 Jun 2018
St Luke's CofE Primary School	Primary	0.4 miles	Good — 8 Oct 2014

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 Flat, Fairfield Court, M14	£650/mo	2	0.15 miles	OpenRent

Average rent: £650/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £81,250

Target investor price (1%) £65,000

Gross yield 4.6%

Cost-to-rent ratio 21.8×

Monthly cashflow £-109/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.7%

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).