# 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)