Sold Semi-detached

13 REDACRE ROAD

MANCHESTER, GREATER MANCHESTER M18 8RU

3 beds 75 m² Listed 27 Mar 2007 (-7056d)

£138,950

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# 3 bedroom semi-detached house for sale (M18 8RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER M18 8RU |
| Price | £138,950 |
| Bedrooms | 3 |
| Last sold | £195,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 19/12/2035
- **Current heating cost:** £793/year
- **Est. upgrade cost to C:** £16,735

### Recommendations
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4720-2728-0173-0096-0503)

## Description

Three bedroom semi detached property that has been well maintained by the current vendor. Further enhanced via double glazing and central heating and a conservatory. Located in one of the most popular location in Abbey Hey the subject property consists in brief : ground floor entrance hall, lounge, dining kitchen and conservatory. To the first floor there are three bedrooms and the family bathroom. Externally the subject property has off road parking whilst to the rear there is an enclosed brick paved garden with boundary fences.

## Property Photos

- ![Photo](/listings/photos/14782028/966514)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU | £195,000 | 23/01/2026 | 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 |
|---------|-------|------|------|
| 2 DONNINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RX | £255,000 | 09/06/2023 | Semi-detached |
| 201 LEES STREET, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8GA | £160,000 | 19/05/2023 | Semi-detached |
| [Same street] 15 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU | £230,000 | 09/05/2023 | Semi-detached |
| 19 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA | £174,000 | 14/12/2022 | Semi-detached |
| 4 CONSTABLE STREET, MANCHESTER, GREATER MANCHESTER, M18 8QE | £120,000 | 03/11/2022 | Semi-detached |
| 435 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR | £185,000 | 07/10/2022 | Semi-detached |
| 12 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ | £243,500 | 27/07/2022 | Semi-detached |
| 3 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP | £265,000 | 15/07/2022 | Semi-detached |
| 13 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA | £245,000 | 08/07/2022 | Semi-detached |
| 449 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR | £185,000 | 20/05/2022 | Semi-detached |
| 32 LONG STREET, MANCHESTER, GREATER MANCHESTER, M18 8QT | £128,000 | 03/05/2022 | Semi-detached |
| 248 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RP | £175,000 | 11/03/2022 | Semi-detached |
| 8 AUDREY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RY | £185,000 | 12/01/2022 | Semi-detached |
| 5 PARKSTONE AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XG | £178,327 | 17/12/2021 | Semi-detached |
| 7 WENTWORTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RD | £165,000 | 19/11/2021 | Semi-detached |
| 9 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ | £205,000 | 05/11/2021 | Semi-detached |
| 15 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP | £157,000 | 08/10/2021 | Semi-detached |

**Street average:** £230,000 (1 sale)
**Area average:** £189,114 (16 sales)

## Price vs local average

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

- **Local average:** £215,393 (14 Semi-detached, M18, 2024–2026)
- **Deviation:** -35.5%

## Rental Range

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

- **Low:** £1,217/mo
- **Realistic:** £1,352/mo
- **Optimistic:** £1,487/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/mo

## 1% Rule

- **Rent ratio:** 0.97% (okay)
- **Max investor price (0.8%):** £169,000
- **Target investor price (1%):** £135,200

*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:** £1,853/m²

## Capital growth trend

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

- **5y growth:** 41.1%
- **10y growth:** 109.2%

## House Price Index (HM Land Registry)

*Official index for Manchester; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 23.5%
- **10y growth (index):** 83.5%

## 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

Floor area

75 m²

EPC rating

Last sold

£195,000 Jan 2026

Price per m²

£1,853/m²

Local average

£215,393 (-35.5%)

Deprivation

Decile 2 (3,804 of 33,755)

Street crime

1 incident within 1 mile (May 2026)

Key features

Semi Detached
Three Bedrooms
Intruder Alarm System
Dining Kitchen
Conservatory
Double Glazing
Central Heating
No Vendor Chain

Description

Listed by

Gorton

Sanderson James

Reference: 14782028

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 20/12/2025

Expiry date: 19/12/2035

Current heating cost: £793/year

Potential heating cost: £683/year

Est. upgrade cost to C: £16,735

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	23/01/2026 (5 months ago)	£195,000	—

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
2 DONNINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RX	£255,000	09/06/2023	Semi-detached
201 LEES STREET, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8GA	£160,000	19/05/2023	Semi-detached
Same street 15 REDACRE ROAD, MANCHESTER, GREATER MANCHESTER, M18 8RU	£230,000	09/05/2023	Semi-detached
19 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA	£174,000	14/12/2022	Semi-detached
4 CONSTABLE STREET, MANCHESTER, GREATER MANCHESTER, M18 8QE	£120,000	03/11/2022	Semi-detached
435 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR	£185,000	07/10/2022	Semi-detached
12 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ	£243,500	27/07/2022	Semi-detached
3 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP	£265,000	15/07/2022	Semi-detached
13 AYSGARTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RA	£245,000	08/07/2022	Semi-detached
449 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RR	£185,000	20/05/2022	Semi-detached
32 LONG STREET, MANCHESTER, GREATER MANCHESTER, M18 8QT	£128,000	03/05/2022	Semi-detached
248 ABBEY HEY LANE, ABBEY HEY, MANCHESTER, GREATER MANCHESTER, M18 8RP	£175,000	11/03/2022	Semi-detached
8 AUDREY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RY	£185,000	12/01/2022	Semi-detached
5 PARKSTONE AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XG	£178,327	17/12/2021	Semi-detached
7 WENTWORTH AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8RD	£165,000	19/11/2021	Semi-detached
9 FORSHAW AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XQ	£205,000	05/11/2021	Semi-detached
15 MIDGLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M18 8XP	£157,000	08/10/2021	Semi-detached

Street average: £230,000 (1 sale)

Area average: £189,114 (16 sales)

Capital growth trend

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

5y growth 41.1%

10y growth 109.2%

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

1y (index) 3.9%

5y (index) 23.5%

10y (index) 83.5%

Rental Range

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

Low £1,217/mo

Realistic £1,352/mo

Optimistic £1,487/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for Central Greater Manchester: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M18 8RU

Nearby

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

Type	Name	Distance
Bus stop	Abbey Hey, Abbey Hey Lane / opposite Lees Street	0.1 miles
Bus stop	Abbey Hey, Abbey Hey Lane / opposite Vine Street	0.1 miles
Shop	The Mill House Hair & Beauty	0.1 miles
Shop	SFA Local Store	0.2 miles
Train station	Gorton	0.4 miles
Train station	Ryder Brow	0.8 miles
Hospital	Shiv Lodge Medical Centre	1.8 miles
Hospital	The Ailsa Craig Medical Practise	2.1 miles
University	Fallowfield Reception and Richmond Amenities Building	2.6 miles
University	UCEN Manchester (Shena Simon Campus)	3.2 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

Within 1 mile during May 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
Abbey Hey Primary Academy	Primary	0.1 miles	Good — 17 Oct 2019
Wright Robinson College	Secondary	0.4 miles	Outstanding — 23 Mar 2016
St James' CofE Primary School Gorton	Primary	0.4 miles	Good — 10 May 2018
St Clement's CofE Primary School	Primary	0.4 miles	Good — 4 Mar 2020
Varna Community Primary School	Primary	0.6 miles	Outstanding — 16 Jun 2015

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.97%

Max investor price (0.8%) £169,000

Target investor price (1%) £135,200

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).