# 2 bedroom terraced house for sale (M45 7RF) ## Property Details | Key | Value | |-----|-------| | Address | 52 NIPPER LANE, MANCHESTER, WHITEFIELD, GREATER MANCHESTER M45 7RF | | Price | £240,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £243,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 06/05/2035 - **Current heating cost:** £847/year - **Est. upgrade cost to C:** £18,348 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) - W2 (£4,000 - £6,000) - C (£15 - £30) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0059-1201-0805-0309-1200) ## Description Normie are delighted to bring to market this beautifully presented two-bedroom terraced home, ideally situated in the heart of Whitefield — a location celebrated for its vibrant community, excellent amenities, and fantastic transport links. This charming home effortlessly combines modern living with characterful period features, including high ceilings throughout, which enhance the sense of space and light across every room. The ground floor comprises a generous lounge perfect for cosy evenings, a separate dining room ideal for entertaining, and a contemporary kitchen fitted with sleek units and ample workspace, offering a stylish and practical hub of the home. Upstairs, the property boasts two spacious double bedrooms, both tastefully finished and full of natural light. The standout feature on this floor is the beautifully appointed bathroom, designed with high-quality fixtures and a sophisticated finish to create a luxurious feel. Recently redecorated throughout, the property is ready to move into, while also offering scope for further development with potential to convert the loft space into an additional bedroom, subject to the necessary planning permissions. Whether you're a first-time buyer, downsizer or investor, this home offers a wonderful blend of charm, style and future potential in a highly desirable location. Early viewing is highly recommended to truly appreciate all that this lovely home has to offer. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/161653361/1860483) - ![Lounge](/listings/photos/161653361/1860484) - Lounge - ![Dining Room](/listings/photos/161653361/1860485) - Dining Room - ![Photo](/listings/photos/161653361/1860486) - ![Lounge](/listings/photos/161653361/1860487) - Lounge - ![Lounge](/listings/photos/161653361/1860488) - Lounge - ![Kitchen](/listings/photos/161653361/1860489) - Kitchen - ![Kitchen](/listings/photos/161653361/1860490) - Kitchen - ![Kitchen](/listings/photos/161653361/1860491) - Kitchen - ![Dining Room](/listings/photos/161653361/1860492) - Dining Room - ![Dining Room](/listings/photos/161653361/1860493) - Dining Room - ![Bedroom One](/listings/photos/161653361/1860494) - Bedroom One - ![Bedroom One](/listings/photos/161653361/1860495) - Bedroom One - ![Bedroom Two](/listings/photos/161653361/1860496) - Bedroom Two - ![Bedroom Two](/listings/photos/161653361/1860498) - Bedroom Two - ![Bathroom](/listings/photos/161653361/1860503) - Bathroom - ![Bathroom](/listings/photos/161653361/1860507) - Bathroom - ![Bathroom](/listings/photos/161653361/1860511) - Bathroom - ![Photo](/listings/photos/161653361/1860519) - ![Photo](/listings/photos/161653361/1860523) ## Floorplans - ![All](/listings/photos/161653361/1860527) - All ## EPC Graphs - ![EPC 1](/listings/photos/161653361/1860532) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #4066701 - **Address:** 52 Nipper Lane, Whitefield, M45 7RF - **Certificate Issued:** 19/09/2006 - **Work Completed:** 08/09/2006 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £243,000 | 10/04/2026 | Terraced | | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £191,000 | 04/05/2020 | Terraced | | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £187,000 | 12/07/2019 | Terraced | | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £150,000 | 21/05/2015 | Terraced | | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £126,000 | 13/08/2010 | Terraced | | 52 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £55,000 | 22/09/2000 | 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 | |---------|-------|------|------| | [Same street] 72 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £226,500 | 11/12/2025 | Terraced | | 17 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RH | £267,000 | 02/12/2025 | Terraced | | 2 THORP STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7TH | £277,500 | 27/10/2025 | Terraced | | 6 THORP STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7TH | £241,750 | 29/08/2025 | Terraced | | 36 LILY HILL STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7JB | £193,500 | 17/03/2025 | Terraced | | 24 BRIERLEY AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RD | £229,000 | 11/08/2023 | Terraced | | 71 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RJ | £217,500 | 03/07/2023 | Terraced | | 15 SOUTH AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7TT | £285,000 | 30/06/2023 | Terraced | | 2 BRIERLEY AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RD | £218,500 | 14/06/2023 | Terraced | | 20 BRIERLEY AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RD | £240,000 | 18/05/2023 | Terraced | | 67 LILY HILL STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7GZ | £245,000 | 21/12/2022 | Terraced | | 2 BLEAKLEY STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7GU | £185,000 | 21/11/2022 | Terraced | | [Same street] 86 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £245,000 | 21/10/2022 | Semi-detached | | 59 LILY HILL STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7GZ | £235,000 | 27/08/2022 | Terraced | | 11 BLEAKLEY STREET, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7GU | £231,000 | 05/08/2022 | Terraced | | 21 SPENCER AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RE | £227,000 | 08/07/2022 | Terraced | | 7 SOUTH AVENUE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7TT | £233,000 | 30/06/2022 | Terraced | | [Same street] 84 NIPPER LANE, WHITEFIELD, MANCHESTER, BURY, GREATER MANCHESTER, M45 7RF | £180,000 | 11/02/2022 | Terraced | **Street average:** £217,167 (3 sales) **Area average:** £235,050 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £243,942 (31 Terraced, M45, 2024–2026) - **Deviation:** -1.6% ## Rental Range *ONS Price Index of Private Rents (Bury). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £871/mo - **Realistic:** £968/mo - **Optimistic:** £1,065/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Tyneside (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £549/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 Terraced House, Oak Street, M26 | £850/mo | 2 | 0.61 miles | OpenRent | **Average rent: £850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.35% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 4.3% - **Cost-to-rent:** 23.5× - **Monthly cashflow:** £-205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.5% *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:** £3,077/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 47.9% - **10y growth:** 74.2% ## House Price Index (HM Land Registry) *Official index for Bury; Terraced series; as of May 2026.* - **1y growth (index):** 3.7% - **5y growth (index):** 23.2% - **10y growth (index):** 75.2% ## 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)