For sale Semi-detached

11 BROADOAK ROAD

MANCHESTER, WORSLEY, GREATER MANCHESTER M28 2TL

5 beds 4 baths 3,078 sq ft Listed 1 May 2026 (-182d)

£1,150,000

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# 5 bedroom semi-detached house for sale (M28 2TL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 BROADOAK ROAD, MANCHESTER, WORSLEY, GREATER MANCHESTER M28 2TL |
| Price | £1,150,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Council tax | F |
| Construction age | England and Wales: before 1900 |
| Floor area | 286 m² |
| Last sold | £425,000 Jul 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 16/01/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £2,739/year
- **Est. upgrade cost to C:** £13,600

### Recommendations
- B (£500 - £1,500)
- W (£800 - £1,200)
- D (£80 - £120)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0745-2873-6698-9094-2255)

## Description

Arranged over four floors, the property provides a wealth of living space. The ground floor features a welcoming entrance hall, a spacious bay-fronted lounge, a dining room, and a well-appointed kitchen leading through to a bright family/dining room, perfect for modern family life and entertaining.

The lower ground floor adds further flexibility, with a gym, shower room, storage areas, and internal access to the double garage, offering excellent potential for a range of uses.

To the first floor are three well-proportioned double bedrooms, including a superb principal bedroom, alongside a family bathroom. The second floor offers two further double bedrooms and an additional bathroom, ideal for growing families or guests.

Externally, the property benefits from a garage and private outdoor space, all set within this peaceful yet highly convenient location.

Situated on the prestigious Broadoak Road, the home is within walking distance of Broadoak Primary School and close to the amenities of Worsley Village, Monton, and Roe Green. Scenic walks along the Bridgewater Canal and through Worsley Woods are nearby, while excellent transport links provide easy access to Manchester City Centre, The Trafford Centre, and beyond.

A rare opportunity to acquire a substantial and characterful family home in one of the area’s most sought-after locations,early viewing is highly recommended.

## Property Photos

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## Floorplans

- ![1777570385365-1_81047__1_.jpg](/listings/photos/87961890/300915) - 1777570385365-1_81047__1_.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 BROADOAK ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TL | £425,000 | 04/07/2006 | 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 |
|---------|-------|------|------|
| 7 MABEL AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TT | £530,000 | 07/10/2025 | Semi-detached |
| 69 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU | £295,000 | 12/10/2023 | Semi-detached |
| 4 LONGLEY DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TP | £1,025,000 | 30/08/2022 | Semi-detached |
| 18 ALFRED AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TX | £260,000 | 13/06/2022 | Semi-detached |
| 55 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU | £326,000 | 24/05/2022 | Semi-detached |
| 5 MABEL AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TT | £400,000 | 04/05/2022 | Semi-detached |
| 23 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU | £509,000 | 11/04/2022 | Semi-detached |
| 97B HAZELHURST ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SW | £785,000 | 25/03/2022 | Semi-detached |
| 106 GREENLEACH LANE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TY | £769,500 | 04/03/2022 | Semi-detached |
| 157 WORSLEY ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SJ | £658,000 | 24/01/2022 | Semi-detached |
| 97A HAZELHURST ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SW | £750,000 | 10/12/2021 | Semi-detached |

**Area average:** £573,409 (11 sales)

## Price vs local average

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

- **Local average:** £299,470 (77 Semi-detached, M28, 2024–2026)
- **Deviation:** +284%

## Rental Range

*ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,056/mo
- **Realistic:** £1,173/mo
- **Optimistic:** £1,290/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.1% (weak for cashflow)
- **Max investor price (0.8%):** £146,625
- **Target investor price (1%):** £117,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,021/m²

## Capital growth trend

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

- **5y growth:** -1.5%
- **10y growth:** 31.8%

## House Price Index (HM Land Registry)

*Official index for Salford; Semi-detached series; as of July 2026.*

- **1y growth (index):** 2.1%
- **5y growth (index):** 23.5%
- **10y growth (index):** 86.9%

## 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

FREEHOLD

Floor area

286 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£425,000 Jul 2006

Price per m²

£4,021/m²

Local average

£299,470 (+284%)

Deprivation

Decile 9 (30,362 of 33,755)

Street crime

0 incidents within 1 mile (Aug 2026)

Key features

SET OVER FOUR FLOORS
FIVE BEDROOMS
CONVERTED CELLARS WITH SEPERATE ACCESS
HIGHLY SOUGHT AFTER LOCATION
EXTENDED
DOUBLE GARAGE
OFF ROAD PARKING FOR MULTIPLE VEHICLES
PERIOD FEATURES

Additional details

Parking: Yes

Description

Tucked away on a quiet, tree-lined street, this stunning Victorian semi-detached home on Broadoak Road offers an exceptional blend of period charm and contemporary living. Boasting five generous double bedrooms and an impressive 3,300 sq ft of versatile accommodation, this is a truly outstanding family home.

Arranged over four floors, the property provides a wealth of living space. The ground floor features a welcoming entrance hall, a spacious bay-fronted lounge, a dining room, and a well-appointed kitchen leading through to a bright family/dining room, perfect for modern family life and entertaining.

The lower ground floor adds further flexibility, with a gym, shower room, storage areas, and internal access to the double garage, offering excellent potential for a range of uses.

To the first floor are three well-proportioned double bedrooms, including a superb principal bedroom, alongside a family bathroom. The second floor offers two further double bedrooms and an additional bathroom, ideal for growing families or guests.

Externally, the property benefits from a garage and private outdoor space, all set within this peaceful yet highly convenient location.

Situated on the prestigious Broadoak Road, the home is within walking distance of Broadoak Primary School and close to the amenities of Worsley Village, Monton, and Roe Green. Scenic walks along the Bridgewater Canal and through Worsley Woods are nearby, while excellent transport links provide easy access to Manchester City Centre, The Trafford Centre, and beyond.

A rare opportunity to acquire a substantial and characterful family home in one of the area’s most sought-after locations,early viewing is highly recommended.

Listed by

Worsley

Hunters Property Group Ltd

Reference: 87961890

EPC Rating & Upgrade Cost

This certificate expired on 16/01/2024. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: D

Inspection date: 17/01/2014

Expiry date: 16/01/2024 (expired)

Current heating cost: £2,739/year

Potential heating cost: £1,987/year

Est. upgrade cost to C: £13,600

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~427 m² (0.11 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

1777570385365-1_81047__1_.jpg

Price history

Event	Date	Price	% change
Listed for sale	—	£1,150,000	+170.6%
Sold	04/07/2006 (20 years ago)	£425,000	—

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
7 MABEL AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TT	£530,000	07/10/2025	Semi-detached
69 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU	£295,000	12/10/2023	Semi-detached
4 LONGLEY DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TP	£1,025,000	30/08/2022	Semi-detached
18 ALFRED AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TX	£260,000	13/06/2022	Semi-detached
55 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU	£326,000	24/05/2022	Semi-detached
5 MABEL AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TT	£400,000	04/05/2022	Semi-detached
23 LAMBTON ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SU	£509,000	11/04/2022	Semi-detached
97B HAZELHURST ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SW	£785,000	25/03/2022	Semi-detached
106 GREENLEACH LANE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2TY	£769,500	04/03/2022	Semi-detached
157 WORSLEY ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SJ	£658,000	24/01/2022	Semi-detached
97A HAZELHURST ROAD, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 2SW	£750,000	10/12/2021	Semi-detached

Area average: £573,409 (11 sales)

Capital growth trend

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

5y growth -1.5%

10y growth 31.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Salford. Series: Semi-detached. As of July 2026.

1y (index) 2.1%

5y (index) 23.5%

10y (index) 86.9%

Rental Range

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

Low £1,056/mo

Realistic £1,173/mo

Optimistic £1,290/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M28 2TL

Nearby

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

Type	Name	Distance
Bus stop	Greenleach Lane/Broadoak Lane	0.1 miles
Bus stop	Greenleach Lane/Broadoak Road	0.1 miles
Shop	Co-Op	0.5 miles
Shop	Morrisons Daily	0.9 miles
Train station	Moorside	1.0 miles
Train station	Patricroft	1.5 miles
Hospital	Salford Gastric Bypass Surgery	3.3 miles
University	University of Bolton	4.5 miles
University	UCEN Manchester (City Campus)	5.2 miles
Hospital	Leigh Health Centre	5.9 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Aug 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
Bridgewater School	Other	0.3 miles	— (No rating)
Broadoak Primary School	Primary	0.4 miles	Outstanding — 18 Jun 2024
St Mark's CofE Primary School	Primary	0.6 miles	Good — 28 Feb 2019
Alder Brook Primary Partnership Centre	Other	0.7 miles	Good — 9 Nov 2023
Moorside Primary School	Primary	0.8 miles	Good — 20 Jul 2016

Rental Comparables

Rental comparables data is not available for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £146,625

Target investor price (1%) £117,300

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).