# 2 bedroom semi-detached house for sale (M24 2HE) ## Property Details | Key | Value | |-----|-------| | Address | 42 WILLOW AVENUE, MANCHESTER, MIDDLETON, GREATER MANCHESTER M24 2HE | | Price | £200,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £200,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 07/09/2035 - **Current heating cost:** £743/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/3400-0485-0622-6505-3153) ## Description Super two bed semi detached in good order throughout and available with no onward chain. Briefly comprising of gas central heating, uPVC double glazed windows, a good sized "L" shaped lounge, kitchen and a conservatory to the rear. The first floor affords the two bedrooms and a three-piece shower room. Externally to the front is a large feature block paved driveway with space for two vehicles to off road park and gated access down the side leading to an enclosed lawned garden with borders, paved and decked patio areas and garden pond at the foot. Situated in a pleasant cul de sac position with convenient access to local shops, transport links and well regarded schools. Middleton town centre and the M60 motorway network are within a short drive away. **Ground Floor** - **Porch** - Enclosed entrance porch with laminate flooring and storage. Access to... **Lounge** - 5.91m x 4.68m (19'4" x 15'4") - Spacious "L" shaped lounge with bay window and front to rear aspect, electric fire set within feature surround, wall mounted T.V point, coved ceiling, solid oak wooden flooring and radiator. Open plan to staircase rising to the first floor, access to kitchen and double doors leading to the rear garden. **Kitchen** - 2.53m x 2.37m (8'3" x 7'9") - Rear aspect with a range of wall and base units incorporating one and a half bowl sink, cooker point with extractor above, integrated fridge/freezer, laminate flooring and radiator. Access to the conservatory. **Conservatory** - 2.55m x 2.19m (8'4" x 7'2") - Rear aspect with tile flooring, space and plumbing for an automatic washing machine. Access to the rear garden. **First Floor** - **Bedroom 1** - 3.90m x 2.80m (12'9" x 9'2") - Front aspect with fitted wardrobes, fitted cupboard, laminated wooden flooring and radiator. **Bedroom 2** - 2.74m x 2.50m (8'11" x 8'2") - Rear aspect with coved ceiling, laminated wooden flooring and radiator. **Shower Room** - Three-piece shower room to the rear aspect with "walk in" rain shower and shower off mixer taps, vanity wash-basin with fitted cupboards below, low-level W.C, clad walls, laminate flooring, spotlights and heated towel rail. **Outside** - Externally to the front is a large feature block paved driveway with space for two vehicles to off road park and gated access down the side leading to an enclosed lawned garden with borders, paved and decked patio areas and garden pond at the foot. ## Property Photos - ![DSC_2815a.jpg](/listings/photos/166838855/811169) - DSC_2815a.jpg - ![DSC_2898.JPG](/listings/photos/166838855/811170) - DSC_2898.JPG - ![DSC_2899.JPG](/listings/photos/166838855/811171) - DSC_2899.JPG - ![LOUNGE](/listings/photos/166838855/811172) - LOUNGE - ![Photo](/listings/photos/166838855/811173) - ![KITCHEN](/listings/photos/166838855/811174) - KITCHEN - ![BEDROOM 1](/listings/photos/166838855/811175) - BEDROOM 1 - ![BEDROOM 2](/listings/photos/166838855/811176) - BEDROOM 2 - ![Photo](/listings/photos/166838855/811177) - ![SHOWER ROOM](/listings/photos/166838855/811178) - SHOWER ROOM - ![DSC_2892.JPG](/listings/photos/166838855/811179) - DSC_2892.JPG - ![Photo](/listings/photos/166838855/811180) - ![OUTSIDE](/listings/photos/166838855/811181) - OUTSIDE - ![DSC_2891.JPG](/listings/photos/166838855/811182) - DSC_2891.JPG ## Floorplans - ![42WillowAvenue-High (2).jpg](/listings/photos/166838855/811183) - 42WillowAvenue-High (2).jpg ## EPC Graphs - ![EE Rating](/listings/photos/166838855/811184) - EE Rating - ![EI Rating](/listings/photos/166838855/811185) - EI Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 42 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £200,000 | 30/01/2026 | Semi-detached | | 42 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £78,000 | 20/05/2011 | 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 | |---------|-------|------|------| | 25 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £175,000 | 11/12/2025 | Semi-detached | | 63 SANDY LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2TU | £214,000 | 05/12/2025 | Semi-detached | | 110 KENYON LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2ET | £257,000 | 21/11/2025 | Semi-detached | | 6 CHILTON DRIVE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2LQ | £246,000 | 21/11/2025 | Semi-detached | | 54 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £195,000 | 21/11/2025 | Semi-detached | | 12 WHITELEY DRIVE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2UJ | £375,000 | 13/06/2025 | Semi-detached | | 9 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £139,000 | 11/10/2023 | Semi-detached | | 38 BIRCHWOOD ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FX | £200,000 | 06/10/2023 | Semi-detached | | 12 CEDAR ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FS | £140,000 | 01/09/2023 | Semi-detached | | 93 KENYON LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2QS | £175,000 | 29/08/2023 | Semi-detached | | 2 ALBANY STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BF | £160,000 | 25/08/2023 | Semi-detached | | 35 BIRCHWOOD ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2EX | £162,000 | 21/07/2023 | Semi-detached | | 1 NEILSON CLOSE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BQ | £250,000 | 18/05/2023 | Semi-detached | | 19 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £185,000 | 28/04/2023 | Semi-detached | | 5 SANDY LANE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2EU | £155,000 | 31/01/2023 | Semi-detached | | 33 CYPRESS STREET, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HF | £155,000 | 12/12/2022 | Semi-detached | | 13 NEILSON CLOSE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BQ | £251,000 | 09/11/2022 | Semi-detached | | 36 GREENHILL ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2BD | £218,500 | 04/11/2022 | Semi-detached | | 12 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £215,000 | 21/10/2022 | Semi-detached | | 39 LARCHVIEW ROAD, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2FG | £120,000 | 19/10/2022 | Semi-detached | | [Same street] 41 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £150,000 | 01/07/2022 | Semi-detached | | [Same street] 26 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £250,000 | 24/06/2022 | Semi-detached | | [Same street] 11 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £157,000 | 01/06/2022 | Semi-detached | | [Same street] 53 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £167,000 | 18/03/2022 | Semi-detached | | [Same street] 39 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £162,000 | 14/02/2022 | Semi-detached | | [Same street] 34 WILLOW AVENUE, MIDDLETON, MANCHESTER, ROCHDALE, GREATER MANCHESTER, M24 2HE | £127,000 | 15/09/2021 | Semi-detached | **Street average:** £168,833 (6 sales) **Area average:** £199,375 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,944 (81 Semi-detached, M24, 2024–2026) - **Deviation:** -23.6% ## Rental Range *ONS Price Index of Private Rents (Rochdale). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £746/mo - **Realistic:** £829/mo - **Optimistic:** £912/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 Semi-Detached House, Greenhill Road, M24 | £1,095/mo | 2 | 0.27 miles | OpenRent | **Average rent: £1,095/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £136,875 - **Target investor price (1%):** £109,500 *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 £1,095/mo).* - **Gross yield:** 6.6% - **Cost-to-rent:** 15.2× - **Monthly cashflow:** £173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.6% *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:** £3,509/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.1% - **10y growth:** 82.4% ## House Price Index (HM Land Registry) *Official index for Rochdale; Semi-detached series; as of April 2026.* - **1y growth (index):** 5.9% - **5y growth (index):** 38.6% - **10y growth (index):** 89.8% ## 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)