For sale Flat

247 PEEL HALL ROAD

MANCHESTER, MANCHESTER, GREATER MANCHESTER M22 5HE

2 beds 1 baths 570 sq ft Listed 23 Oct 2026 (-12d)

£155,000

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# 2 bedroom flat for sale (M22 5HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 247 PEEL HALL ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M22 5HE |
| Price | £155,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 53 m² |
| Last sold | £102,500 Nov 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 19/04/2028
- **Current heating cost:** £253/year
- **Est. upgrade cost to C:** £5,035

### Recommendations
- W2 (£4,000 - £6,000)
- E (£35)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8907-2304-2829-4926-0483)

## Description

Spacious Ground-Floor Apartment with two double bedrooms sold with *Tenant In-Situ* .This is an excellent purchase ideal for a landlord wishing to increase their portfolio.

The premises are entered via its own external door, leading into hallway,  lounge, and kitchen. An inner hallway leads on to two double bedrooms and a  shower room with separate WC . This property also benefits from an allocated garage.

The property lies off Peel Hall road  which is in turn off Simonsway where the Metro Station can be found giving access to the Airport and Manchester City Centre. Also close by is Wythenshawe Civic Centre, Heald Green Village/Station and both the M56/M60 Motorways.

An early internal inspection is essential in order to fully appreciate this buy to let opportunity.

**Entrance Hall** - 2.64m x 0.79m (8'8 x 2'7) -

**Living Room** - 4.67m x 3.18m (15'4 x 10'5) -

**Kitchen** - 5.21m max x 2.77m max  (17'1 max x 9'1 max ) -

**Inner Hallway** - 3.43m x 0.99m (11'3 x 3'3) -

**Bedroom One** - Built in wardrobes

**Bedroom Two** - 3.15m x 2.87m (10'4 x 9'5) - Built in Wardrobes

**Shower Room** - 2.84m x 1.40m max (9'4 x 4'7 max) -

**Separate Wc** - 2.01m x 0.84m (6'7 x 2'9) -

**Lease Details & Service Charges** - Residue of a 999 year lease from 2002 until 3001

Ground Rent £1 per annum, fixed.

Service Charges £440 per annum, payable twice yearly

Insurance to be confirmed once yearly (example - £159 for the period of 01/03/26 - 31/08/26)

## Property Photos

- ![1](/listings/photos/94673040/2683965) - 1
- ![2.jpg](/listings/photos/94673040/2683966) - 2.jpg
- ![6.jpg](/listings/photos/94673040/2683967) - 6.jpg
- ![4](/listings/photos/94673040/2683968) - 4
- ![4](/listings/photos/94673040/2683969) - 4
- ![3](/listings/photos/94673040/2683970) - 3
- ![1.jpg](/listings/photos/94673040/2683971) - 1.jpg
- ![7.jpg](/listings/photos/94673040/2683972) - 7.jpg
- ![2](/listings/photos/94673040/2683973) - 2
- ![3](/listings/photos/94673040/2683974) - 3
- ![11.jpg](/listings/photos/94673040/2683975) - 11.jpg

## Floorplans

- ![Peel Hall Road.jpg](/listings/photos/94673040/2683976) - Peel Hall Road.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/94673040/2683977) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 247 PEEL HALL ROAD, MANCHESTER, GREATER MANCHESTER, M22 5HE | £102,500 | 29/11/2007 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 129 FLAT 3 HASLINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M22 5HR | £160,000 | 22/01/2025 | Flat |

**Area average:** £160,000 (1 sale)

## Price vs local average

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

- **Local average:** £154,000 (26 Flat, M22, 2024–2026)
- **Deviation:** +0.6%

## Rental Range

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

- **Low:** £1,242/mo
- **Realistic:** £1,380/mo
- **Optimistic:** £1,518/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 Semi-Detached House, Robinsbay Road, M22 | £3,600/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Sheen Gardens, M22 | £1,200/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Terraced House, Thornsgreen Road, M22 | £1,400/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Semi-Detached House, Beaford Road, M22 | £1,250/mo | 2 | 0.61 miles | OpenRent |

**Average rent: £1,863/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.85% (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:** 10.3%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £557/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.9%

*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:** £2,925/m²

## Capital growth trend

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

- **5y growth:** 8.6%
- **10y growth:** 47.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.3%
- **5y growth (index):** 14.7%
- **10y growth (index):** 56.9%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

53 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£102,500 Nov 2007

Price per m²

£2,925/m²

Local average

£154,000 (+0.6%)

Deprivation

Decile 4 (12,683 of 33,755)

Street crime

0 incidents within 1 mile (Aug 2026)

Key features

Tenant In-Situ
Gas Central Heating
Investment Opportunity
Ground Floor flat
Lease 999 years from 2002
Two Double Bedrooms
Kitchen
PVCU double Glazing
Allocated Garage

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Listed property: No
Restrictions: Yes
Required access: No
Flooded in last 5 years: No

Description

Spacious Ground-Floor Apartment with two double bedrooms sold with *Tenant In-Situ* .This is an excellent purchase ideal for a landlord wishing to increase their portfolio.

The premises are entered via its own external door, leading into hallway, lounge, and kitchen. An inner hallway leads on to two double bedrooms and a shower room with separate WC . This property also benefits from an allocated garage.

The property lies off Peel Hall road which is in turn off Simonsway where the Metro Station can be found giving access to the Airport and Manchester City Centre. Also close by is Wythenshawe Civic Centre, Heald Green Village/Station and both the M56/M60 Motorways.

An early internal inspection is essential in order to fully appreciate this buy to let opportunity.

Entrance Hall - 2.64m x 0.79m (8'8 x 2'7) -

Living Room - 4.67m x 3.18m (15'4 x 10'5) -

Kitchen - 5.21m max x 2.77m max (17'1 max x 9'1 max ) -

Inner Hallway - 3.43m x 0.99m (11'3 x 3'3) -

Bedroom One - Built in wardrobes

Bedroom Two - 3.15m x 2.87m (10'4 x 9'5) - Built in Wardrobes

Shower Room - 2.84m x 1.40m max (9'4 x 4'7 max) -

Separate Wc - 2.01m x 0.84m (6'7 x 2'9) -

Lease Details & Service Charges - Residue of a 999 year lease from 2002 until 3001
Ground Rent £1 per annum, fixed.
Service Charges £440 per annum, payable twice yearly
Insurance to be confirmed once yearly (example - £159 for the period of 01/03/26 - 31/08/26)

Listed by

Heald Green

Main & Main Estate Agents Limited

Reference: 94673040

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 20/04/2018

Expiry date: 19/04/2028

Current heating cost: £253/year

Potential heating cost: £234/year

Est. upgrade cost to C: £5,035

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£35)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~3,026 m² (0.75 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Peel Hall Road.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£155,000	+51.2%
Sold	29/11/2007 (18 years ago)	£102,500	—

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
129 FLAT 3 HASLINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M22 5HR	£160,000	22/01/2025	Flat

Area average: £160,000 (1 sale)

Capital growth trend

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

5y growth 8.6%

10y growth 47.1%

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

1y (index) 0.3%

5y (index) 14.7%

10y (index) 56.9%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ZT PROPERTY COMPANY LIMITED (6295673)

Rental Range

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

Low £1,242/mo

Realistic £1,380/mo

Optimistic £1,518/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 M22 5HE

Nearby

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

Type	Name	Distance
Bus stop	Peel Hall, Peel Hall Road / Simonsway (Stop C)	0.0 miles
Bus stop	Peel Hall, Simonsway / Shadow Moss Road (Stop F)	0.1 miles
Shop	Velvt Desert Bar	0.2 miles
Shop	Londis	0.4 miles
Train station	Heald Green	0.6 miles
Train station	Manchester Airport	1.1 miles
Hospital	Withington Clinic	4.0 miles
Hospital	Newlands Care Home	4.3 miles
University	Fallowfield Reception and Richmond Amenities Building	5.1 miles
University	Manchester School of Art	6.6 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Aug 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 Elizabeth's Catholic Primary School	Primary	0.3 miles	Good — 24 Apr 2024
St Anthony's Catholic Primary School	Primary	0.4 miles	Good — 2 Mar 2015
Peel Hall Primary Academy	Primary	0.5 miles	Inadequate — 18 Sep 2023
Ringway Primary School	Primary	0.6 miles	Good — 21 Mar 2013
The Willows Primary School	Primary	0.7 miles	Good — 21 Sep 2022

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 Semi-Detached House, Robinsbay Road, M22	£3,600/mo	2	0.52 miles	OpenRent
2 Bed Flat, Sheen Gardens, M22	£1,200/mo	2	0.56 miles	OpenRent
2 Bed Terraced House, Thornsgreen Road, M22	£1,400/mo	2	0.58 miles	OpenRent
2 Bed Semi-Detached House, Beaford Road, M22	£1,250/mo	2	0.61 miles	OpenRent

Average rent: £1,863/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.85%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 10.3%

Cost-to-rent ratio 9.7×

Monthly cashflow £557/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.9%

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).

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