# 4 bedroom detached house for sale (M23 1DB) ## Property Details | Key | Value | |-----|-------| | Address | 6 MARLECROFT CLOSE, MANCHESTER, GREATER MANCHESTER M23 1DB | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 2003-2006 | | Floor area | 117 m² | | Last sold | £243,500 Jun 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 26/04/2036 - **Current heating cost:** £913/year - **Est. upgrade cost to C:** £9,155 ### Recommendations - F (£130 - £180) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2132-3061-7204-8256-2200) ## Description This beautiful four-bedroom detached family home offers spacious, well-balanced accommodation, perfectly designed for modern family living. The property is entered via a welcoming entrance hallway with useful under-stairs storage. To the left is a generous family lounge, featuring a large bay window that floods the room with natural light and double doors opening into the dining room. The dining room benefits from French doors leading out to the rear garden, creating a seamless flow between indoor and outdoor living. To the rear of the property is a well-appointed kitchen/diner, fitted with a range of base and eye-level units and offering direct access to the garden, making it ideal for everyday family life and entertaining. The ground floor is completed by a convenient downstairs WC and access to the garage. To the first floor are four spacious bedrooms, all serviced by the family bathroom, with the principal bedroom enjoying the added benefit of its own en-suite shower room. Externally, the property boasts a large lawned garden to the front along with off-road parking for multiple vehicles. To the rear is a substantial lawned garden featuring a decked seating area, providing the perfect space for alfresco dining and entertaining during the summer months. A fantastic opportunity to acquire a substantial and beautifully presented family home — early viewing is highly recommended. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/87708651/170483) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170485) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170486) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170488) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170490) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170492) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170494) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170495) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170497) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170499) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170501) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170503) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170505) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170508) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170511) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170514) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170518) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170520) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170523) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170526) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170529) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170532) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170535) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/87708651/170539) - pbox-IMG.jpg ## Floorplans - ![pbox-FP.jpg](/listings/photos/87708651/170542) - pbox-FP.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/87708651/671916) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 MARLECROFT CLOSE, MANCHESTER, GREATER MANCHESTER, M23 1DB | £243,500 | 17/06/2016 | 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 | |---------|-------|------|------| | 3 OAKCLIFFE ROAD, MANCHESTER, GREATER MANCHESTER, M23 1DA | £395,000 | 23/10/2023 | Detached | | 136 OAKCLIFFE ROAD, MANCHESTER, GREATER MANCHESTER, M23 1DD | £382,500 | 05/08/2022 | Detached | | 128 OAKCLIFFE ROAD, MANCHESTER, GREATER MANCHESTER, M23 1DD | £385,000 | 29/06/2021 | Detached | **Area average:** £387,500 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £506,167 (25 Detached, M23, 2024–2026) - **Deviation:** -11.1% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,214/mo - **Realistic:** £1,349/mo - **Optimistic:** £1,484/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,396/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Dene Road, M20 | £1,940/mo | 4 | 2.23 miles | OpenRent | | 4 Bed Semi-Detached House, Dene Road, M20 | £1,940/mo | 4 | 2.23 miles | OpenRent | **Average rent: £1,940/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £242,500 - **Target investor price (1%):** £194,000 *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 £1,940/mo).* - **Gross yield:** 5.2% - **Cost-to-rent:** 19.3× - **Monthly cashflow:** £-51/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.5% *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:** £3,846/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 36.2% - **10y growth:** 58.3% ## House Price Index (HM Land Registry) *Official index for Manchester; Detached series; as of March 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 22.2% - **10y growth (index):** 81% ## 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)