# 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 Terraced House, Thornsgreen Road, M22 | £1,325/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Terraced House, Hatchett Road, M22 | £1,350/mo | 3 | 0.49 miles | OpenRent |
| 3 Bed Semi-Detached House, Lambourne Close, M22 | £1,395/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Semi-Detached House, Beaford Road, M22 | £1,600/mo | 3 | 0.57 miles | OpenRent |
| 3 Bed Semi-Detached House, Beaford Road, M22 | £1,250/mo | 3 | 0.6 miles | OpenRent |
| 3 Bed End Terrace, Portway, M22 | £1,600/mo | 3 | 0.6 miles | OpenRent |
| 3 Bed Semi-Detached House, Robinsbay Road, M22 | £3,150/mo | 3 | 0.64 miles | OpenRent |
| 3 Bed Terraced House, Furlong Road, M22 | £2,295/mo | 3 | 0.67 miles | OpenRent |
| 3 Bed Terraced House, Furlong Road, M22 | £2,395/mo | 3 | 0.67 miles | OpenRent |

**Average rent: £1,818/mo (9 listings)**

## 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)