# 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 9 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £275,000 | 28/03/2025 | Flat | | 24 FLAT 10 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £175,000 | 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 2 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £185,000 | 22/11/2024 | Flat | | 24 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £190,000 | 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 | | THE POPLARS, 1 APARTMENT 14 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8SS | £170,000 | 25/08/2023 | Flat | | 26 FLAT 1 WHALLEY ROAD, MANCHESTER, GREATER MANCHESTER, M16 8AB | £182,000 | 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, Greysham Court, M16 | £1,150/mo | 2 | 0.59 miles | OpenRent | **Average rent: £1,150/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.7% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *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 £1,150/mo).* - **Gross yield:** 8.4% - **Cost-to-rent:** 12× - **Monthly cashflow:** £360/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9% *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:** -20.1% - **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)