Sold STC Terraced

35 KINGSDOWN ROAD

MANCHESTER, GREATER MANCHESTER M22 1PE

3 beds 1 baths 947 sq ft Listed 12 Jun 2026 (-38d)

£230,000

Reduced on 23 Jun 2026

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# 3 bedroom terraced house for sale (M22 1PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER M22 1PE |
| Price | £230,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 88 m² |
| Last sold | £65,000 Feb 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 11/06/2036
- **Current heating cost:** £981/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- 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/0390-2102-8060-2496-5771)

## Description

OFFERED FOR SALE WITH NO CHAIN is this splendid property which is well presented through out. The situation is close to Manchester Airport, schools, excellent transport links and other amenities.

The property has a porch, hall, spacious lounge, open plan dining kitchen, utility room and downstairs W/C. There are three good sized bedrooms and a modern family bathroom.

The property has a large rear garden which is laid to lawn with a paved patio area and a decked seating area.

Internal viewings are essential in order to fully appreciate what this superb property has to offer.

## Property Photos

- ![Front Image](/listings/photos/89660832/1132287) - Front Image
- ![Lounge](/listings/photos/89660832/1132288) - Lounge
- ![Kitchen](/listings/photos/89660832/1132289) - Kitchen
- ![Dining Area](/listings/photos/89660832/1132290) - Dining Area
- ![Lounge](/listings/photos/89660832/1132291) - Lounge
- ![Hallway](/listings/photos/89660832/1132292) - Hallway
- ![Bedroom 1](/listings/photos/89660832/1132293) - Bedroom 1
- ![Bedroom 2](/listings/photos/89660832/1132294) - Bedroom 2
- ![Bedroom 3](/listings/photos/89660832/1132295) - Bedroom 3
- ![Bathroom](/listings/photos/89660832/1132296) - Bathroom
- ![Rear Garden](/listings/photos/89660832/1132297) - Rear Garden

## Floorplans

- ![Floorplan](/listings/photos/89660832/1132298) - Floorplan

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/89660832/1132299) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE | £65,000 | 17/02/2012 | 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 |
|---------|-------|------|------|
| 19 KINGSGATE ROAD, MANCHESTER, GREATER MANCHESTER, M22 1TA | £141,525 | 25/09/2023 | Terraced |
| 5 HILARY ROAD, MANCHESTER, GREATER MANCHESTER, M22 1HP | £214,000 | 13/07/2022 | Terraced |
| 222 CORNISHWAY, MANCHESTER, GREATER MANCHESTER, M22 1SU | £215,000 | 13/05/2022 | Terraced |
| [Same street] 7 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE | £225,000 | 04/03/2022 | Semi-detached |
| [Same street] 31 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE | £168,000 | 21/01/2022 | Semi-detached |
| 42 HILARY ROAD, MANCHESTER, GREATER MANCHESTER, M22 1WQ | £193,000 | 20/08/2021 | Terraced |
| [Same street] 7 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE | £160,000 | 23/07/2021 | Semi-detached |

**Street average:** £184,333 (3 sales)
**Area average:** £190,881 (4 sales)

## Price vs local average

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

- **Local average:** £233,446 (26 Terraced, M22, 2024–2026)
- **Deviation:** -1.5%

## 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):** £593/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 End Terrace, Portway, M22 | £1,600/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12×
- **Monthly cashflow:** £509/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.2%

*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:** £2,614/m²

## Capital growth trend

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

- **5y growth:** 24.1%
- **10y growth:** 48.8%

## House Price Index (HM Land Registry)

*Official index for Manchester; Terraced series; as of April 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 22.3%
- **10y growth (index):** 82.7%

## 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)

Front Image Lounge Kitchen Dining Area Lounge Hallway Bedroom 1 Bedroom 2 Bedroom 3 Bathroom Rear Garden

/ 11

Property details

Tenure

FREEHOLD

Floor area

88 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£65,000 Feb 2012

Price per m²

£2,614/m²

Local average

£233,446 (-1.5%)

Deprivation

Decile 1 (2,260 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Superb Property
Three Good Sized Bedrooms
Close To Airport
Modern Kitchen
Modern Bathroom
Large Rear Garden
Viewings Essential

Additional details

Garden: Yes

Description

OFFERED FOR SALE WITH NO CHAIN is this splendid property which is well presented through out. The situation is close to Manchester Airport, schools, excellent transport links and other amenities.
The property has a porch, hall, spacious lounge, open plan dining kitchen, utility room and downstairs W/C. There are three good sized bedrooms and a modern family bathroom.
The property has a large rear garden which is laid to lawn with a paved patio area and a decked seating area.
Internal viewings are essential in order to fully appreciate what this superb property has to offer.

Listed by

Heald Green

Hampshires Sales & Lettings Ltd

Reference: 89660832

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 12/06/2026

Expiry date: 11/06/2036

Current heating cost: £981/year

Potential heating cost: £776/year

Est. upgrade cost to C: £17,700

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Listed for sale	—	£230,000	+253.8%
Sold	17/02/2012 (14 years ago)	£65,000	—

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
19 KINGSGATE ROAD, MANCHESTER, GREATER MANCHESTER, M22 1TA	£141,525	25/09/2023	Terraced
5 HILARY ROAD, MANCHESTER, GREATER MANCHESTER, M22 1HP	£214,000	13/07/2022	Terraced
222 CORNISHWAY, MANCHESTER, GREATER MANCHESTER, M22 1SU	£215,000	13/05/2022	Terraced
Same street 7 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE	£225,000	04/03/2022	Semi-detached
Same street 31 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE	£168,000	21/01/2022	Semi-detached
42 HILARY ROAD, MANCHESTER, GREATER MANCHESTER, M22 1WQ	£193,000	20/08/2021	Terraced
Same street 7 KINGSDOWN ROAD, MANCHESTER, GREATER MANCHESTER, M22 1PE	£160,000	23/07/2021	Semi-detached

Street average: £184,333 (3 sales)

Area average: £190,881 (4 sales)

Capital growth trend

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

5y growth 24.1%

10y growth 48.8%

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

1y (index) 3.1%

5y (index) 22.3%

10y (index) 82.7%

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: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M22 1PE

Nearby

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

Type	Name	Distance
Bus stop	Woodhouse Park, Cornishway / adjacent Hilary Road	0.1 miles
Bus stop	Woodhouse Park, Cornishway / near Exbourne Road	0.1 miles
Shop	SugarBird Cupcakes	0.3 miles
Shop	Portway News & Convience store	0.4 miles
Train station	Manchester Airport	0.5 miles
Train station	Heald Green	1.3 miles
Hospital	Altrincham Hospital	3.5 miles
Hospital	Altrincham Health and Wellbeing Centre	3.6 miles
University	Fallowfield Reception and Richmond Amenities Building	5.5 miles
University	University of Manchester Fallowfield Campus	5.5 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
Ringway Primary School	Primary	0.3 miles	Good — 21 Mar 2013
The Willows Primary School	Primary	0.3 miles	Good — 21 Sep 2022
St Anthony's Catholic Primary School	Primary	0.4 miles	Good — 2 Mar 2015
Manchester Enterprise Academy	Secondary	0.7 miles	Good — 22 Apr 2015
St Elizabeth's Catholic Primary School	Primary	0.9 miles	Good — 24 Apr 2024

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 End Terrace, Portway, M22	£1,600/mo	3	0.6 miles	OpenRent

Average rent: £1,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 8.3%

Cost-to-rent ratio 12×

Monthly cashflow £509/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.2%

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).