For sale Flat

FLAT A

61, WITHINGTON ROAD, MANCHESTER M16 7EX

2 beds 2 baths 517 sq ft Listed 9 Jan 2026 (-148d)

£165,000

Reduced on 8 May 2026 · Was £170,000

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# 2 bedroom flat for sale (M16 7EX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT A, 61, WITHINGTON ROAD, MANCHESTER M16 7EX |
| Price | £165,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | A |
| Construction age | England and Wales: before 1900 |
| Floor area | 48 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Current heating cost:** £522/year
- **Est. upgrade cost to C:** £9,435

### Recommendations
- Q (£4,000 - £14,000)
- E (£35)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8807-9966-4822-4507-7203)

## Description

Large duplex, 2 bedroom apartment in the heart of Whalley Range. Convenient for local shops and transport and is a 5 minute drive to the City. The accommodation starts at the 1st floor with 2 bedrooms and bathroom on level 1. Take the stairs to level 2 and an open plan living space with fitted kitchen. The 2nd bathroom is also on this level. It has double glazing and gas central heating and is vacant in a move in condition. There is a car park to the rear.

## Property Photos

- ![Main Image](/listings/photos/87473727/295554) - Main Image
- ![Communal Entrance Hall](/listings/photos/87473727/295555) - Communal Entrance Hall
- ![Hall](/listings/photos/87473727/295556) - Hall
- ![Bedroom 1](/listings/photos/87473727/295557) - Bedroom 1
- ![Bedroom 2](/listings/photos/87473727/295558) - Bedroom 2
- ![Bathroom(Level 1)](/listings/photos/87473727/295559) - Bathroom(Level 1)
- ![Landing](/listings/photos/87473727/295560) - Landing
- ![Open Plan Living Room](/listings/photos/87473727/295561) - Open Plan Living Room
- ![Kitchen area](/listings/photos/87473727/295562) - Kitchen area
- ![Bathroom (2nd Level)](/listings/photos/87473727/295563) - Bathroom (2nd Level)
- ![Staircase](/listings/photos/87473727/295564) - Staircase
- ![Car Park](/listings/photos/87473727/295565) - Car Park

## Floorplans

- ![Not Specified](/listings/photos/87473727/295566) - Not Specified

## EPC Graphs

- ![EPC Graph](/listings/photos/87473727/295567) - EPC Graph

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRYSTAL HOUSE FLAT 7 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA | £160,500 | 23/01/2026 | Flat |
| CRYSTAL HOUSE FLAT 45 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA | £110,000 | 15/01/2026 | Flat |
| CRYSTAL HOUSE FLAT 16 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA | £160,000 | 12/12/2025 | Flat |
| CARA HOUSE, 12 APARTMENT 12 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £159,950 | 08/12/2025 | Flat |
| 24 FLAT 10 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £175,000 | 28/03/2025 | Flat |
| 24 FLAT 9 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £275,000 | 28/03/2025 | Flat |
| 24 FLAT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £240,000 | 06/12/2024 | Flat |
| 24 FLAT 16 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £178,500 | 29/11/2024 | Flat |
| 24 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £190,000 | 22/11/2024 | Flat |
| 24 FLAT 2 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £185,000 | 22/11/2024 | Flat |
| 26 FLAT 8 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £128,500 | 21/12/2023 | Flat |
| CRYSTAL HOUSE FLAT 14 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA | £125,000 | 19/12/2023 | Flat |
| 26 FLAT 4 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £200,000 | 01/12/2023 | Flat |
| CARA HOUSE, 12 APARTMENT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £145,000 | 17/11/2023 | Flat |
| CRYSTAL HOUSE FLAT 48 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA | £130,000 | 31/10/2023 | Flat |
| 26 FLAT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £285,000 | 08/09/2023 | Flat |
| 26 FLAT 6 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £185,000 | 08/09/2023 | Flat |
| 26 FLAT 9 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £202,500 | 08/09/2023 | Flat |
| 26 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £182,000 | 25/08/2023 | Flat |
| THE POPLARS, 1 APARTMENT 14 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8SS | £170,000 | 25/08/2023 | Flat |

**Area average:** £179,348 (20 sales)

## Price vs local average

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

- **Local average:** £187,350 (37 Flat, M16, 2024–2026)
- **Deviation:** -11.9%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £474/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 Flat, Park Lodge, M16 | £1,500/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Greysham Court, M16 | £1,150/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,325/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £518/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13%

*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:** £3,438/m²

## Capital growth trend

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

- **5y growth:** -19.1%
- **10y growth:** 59.1%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 58.9%

## 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)

Main Image Communal Entrance Hall Hall Bedroom 1 Bedroom 2 Bathroom(Level 1) Landing Open Plan Living Room Kitchen area Bathroom (2nd Level) Staircase Car Park

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Property details

Tenure

LEASEHOLD (245 years remaining on lease)

Floor area

48 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Price per m²

£3,438/m²

Local average

£187,350 (-11.9%)

Deprivation

Decile 1 (3,008 of 33,755)

Street crime

0 incidents within 1 mile (Mar 2026)

Key features

Chain Free
Large Duplex
2 Bedrooms
2 bathrooms
Car park
Great Location

Additional details

Parking: Yes

Description

Listed by

Manchester

David Andrews Homes Ltd

Reference: 87473727

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 06/02/2020

Current heating cost: £522/year

Potential heating cost: £435/year

Est. upgrade cost to C: £9,435

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Not Specified

EPC Graphs

EPC Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£165,000	—

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
CRYSTAL HOUSE FLAT 7 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA	£160,500	23/01/2026	Flat
CRYSTAL HOUSE FLAT 45 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA	£110,000	15/01/2026	Flat
CRYSTAL HOUSE FLAT 16 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA	£160,000	12/12/2025	Flat
CARA HOUSE, 12 APARTMENT 12 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£159,950	08/12/2025	Flat
24 FLAT 10 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£175,000	28/03/2025	Flat
24 FLAT 9 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£275,000	28/03/2025	Flat
24 FLAT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£240,000	06/12/2024	Flat
24 FLAT 16 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£178,500	29/11/2024	Flat
24 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£190,000	22/11/2024	Flat
24 FLAT 2 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£185,000	22/11/2024	Flat
26 FLAT 8 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£128,500	21/12/2023	Flat
CRYSTAL HOUSE FLAT 14 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA	£125,000	19/12/2023	Flat
26 FLAT 4 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£200,000	01/12/2023	Flat
CARA HOUSE, 12 APARTMENT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£145,000	17/11/2023	Flat
CRYSTAL HOUSE FLAT 48 WITHINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M16 8BA	£130,000	31/10/2023	Flat
26 FLAT 5 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£285,000	08/09/2023	Flat
26 FLAT 6 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£185,000	08/09/2023	Flat
26 FLAT 9 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£202,500	08/09/2023	Flat
26 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB	£182,000	25/08/2023	Flat
THE POPLARS, 1 APARTMENT 14 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8SS	£170,000	25/08/2023	Flat

Area average: £179,348 (20 sales)

Capital growth trend

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

5y growth -19.1%

10y growth 59.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.4%

5y (index) 9.1%

10y (index) 58.9%

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M16 7EX

Address

61 Withington Road

Nearby

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

Type	Name	Distance
Bus stop	Withington Road/Whalley Road	0.0 miles
Shop	Euro Fitter Flooring	0.1 miles
Shop	Tesco Express	0.1 miles
University	Manchester Metropolitan University - Birley Fields Campus	0.9 miles
University	University of Manchester	1.1 miles
Train station	Deansgate	1.3 miles
Hospital	Manchester Royal Infirmary	1.4 miles
Train station	Manchester Oxford Road	1.4 miles
Hospital	Manchester University Hospitals (central site)	1.4 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Mar 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
St Mary's CofE Junior and Infant School	Primary	0.2 miles	Outstanding — 12 Jun 2024
Our Lady's RC Primary School Manchester	Primary	0.3 miles	Good — 10 Sep 2015
IncludEd Learning	Other	0.4 miles	Good — 10 Feb 2020
St Bede's College	Other	0.4 miles	— (No rating)
St Margaret's CofE Primary School	Primary	0.4 miles	Good — 13 Sep 2023

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 Flat, Park Lodge, M16	£1,500/mo	2	0.37 miles	OpenRent
2 Bed Flat, Greysham Court, M16	£1,150/mo	2	0.59 miles	OpenRent

Average rent: £1,325/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.8%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 9.6%

Cost-to-rent ratio 10.4×

Monthly cashflow £518/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).