# 6 bedroom semi-detached house for sale (M20 3LW) ## Property Details | Key | Value | |-----|-------| | Address | 12 SANDILEIGH AVENUE, MANCHESTER, GREATER MANCHESTER M20 3LW | | Price | £900,000 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 1900-1929 | | Floor area | 218 m² | | Last sold | £885,000 Sep 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 09/10/2034 - **Current heating cost:** £2,197/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9903-0207-7304-0016-7900) ## Description A WONDERFUL EDWARDIAN SEMI-DETACHED FAMILY HOME with ELEGANT PROPORTIONS and a HOST OF CHARACTER FEATURES throughout. 2315 Sq.Ft The property boasts a MODERN DINING KITCHEN, TWO RECEPTION ROOMS, SIX BEDROOMS and THREE BATHROOMS/PRINCIPAL SUITE. Occupying a DIRECTLY SOUTH FACING GARDEN PLOT, the property is situated on a SOUGHT AFTER CUL-DE-SAC in the DESIRABLE BALLBROOK CONSERVATION AREA, within striking distance of both Didsbury and West Didsbury villages, and close to many local reputable schools. A WONDERFUL EDWARDIAN SEMI-DETACHED FAMILY HOME with ELEGANT PROPORTIONS and a HOST OF CHARACTER FEATURES throughout. 2315 Sq.Ft The stunning home boasts a MODERN DINING KITCHEN, TWO RECEPTION ROOMS, SIX BEDROOMS and THREE BATHROOMS/PRINCIPAL SUITE. Occupying a DIRECTLY SOUTH FACING GARDEN PLOT, the property is situated on a SOUGHT AFTER CUL-DE-SAC in the DESIRABLE BALLBROOK CONSERVATION AREA, within striking distance of both Didsbury and West Didsbury villages, and close to many local reputable schools. The accommodation consists of a welcoming reception hall with WC and a turning staircase rising to the first floor. There is a spacious lounge with a large bay window bathing the room in natural light and having newly fitted plantation shutters. To the rear is the elegantly proportioned family room with feature decorative fireplace and wood burning stove, with bespoke alcove storage and shelving. Floor to ceiling windows and door enjoy views over the South facing garden. Running alongside if the stylish kitchen, fitted with a selection of sleek contemporary units complemented with integrated appliances. There is ample space for a dining table and chairs, creating the ideal spot for informal dining. A courtesy door provides access to the garden. A turning spindle balustrade staircase rises to the first floor, which reveals four well-proportioned double bedrooms, including the guest bedroom which features bespoke fitted wardrobes and a modern en-suite shower room. The floor is further served by the elegantly appointed four-piece family bathroom. To the second floor is the principle suite with walk in wardrobe and well-appointed en-suite. There is a further double bedroom. The property is approached by a block paved driveway with EV charger, screened by established trees. A gate to the side of the property opens into the attractive directly south facing landscaped gardens, mainly laid to lawn fringed with mature trees and shrubs. A block paved patio provides the perfect space for al-fresco dining and entertaining in the warmer months. Stairs lead down from the garden to the cellars with WC and utility room. The cellars offer the potential for conversion subject to relevant permissions – there are currently no building regs. Freehold Approx. 2315 Sq.ft Council Tax Band: G ## Property Photos - ![Picture No. 41](/listings/photos/173256968/151714) - Picture No. 41 - ![Picture No. 37](/listings/photos/173256968/151719) - Picture No. 37 - ![Picture No. 32](/listings/photos/173256968/151722) - Picture No. 32 - ![Picture No. 13](/listings/photos/173256968/151727) - Picture No. 13 - ![Picture No. 17](/listings/photos/173256968/151730) - Picture No. 17 - ![Picture No. 28](/listings/photos/173256968/151733) - Picture No. 28 - ![Picture No. 27](/listings/photos/173256968/151736) - Picture No. 27 - ![Picture No. 14](/listings/photos/173256968/151738) - Picture No. 14 - ![Picture No. 15](/listings/photos/173256968/151743) - Picture No. 15 - ![Picture No. 16](/listings/photos/173256968/151745) - Picture No. 16 - ![Picture No. 20](/listings/photos/173256968/151747) - Picture No. 20 - ![Picture No. 34](/listings/photos/173256968/151750) - Picture No. 34 - ![Picture No. 33](/listings/photos/173256968/151752) - Picture No. 33 - ![Picture No. 35](/listings/photos/173256968/151754) - Picture No. 35 - ![Picture No. 08](/listings/photos/173256968/151757) - Picture No. 08 - ![Picture No. 09](/listings/photos/173256968/151759) - Picture No. 09 - ![Picture No. 05](/listings/photos/173256968/151761) - Picture No. 05 - ![Picture No. 06](/listings/photos/173256968/151764) - Picture No. 06 - ![Picture No. 07](/listings/photos/173256968/151766) - Picture No. 07 - ![Picture No. 03](/listings/photos/173256968/151768) - Picture No. 03 - ![Picture No. 04](/listings/photos/173256968/151771) - Picture No. 04 - ![Picture No. 02](/listings/photos/173256968/151774) - Picture No. 02 - ![Picture No. 36](/listings/photos/173256968/151777) - Picture No. 36 - ![Picture No. 39](/listings/photos/173256968/151781) - Picture No. 39 - ![Google Maps Image](/listings/photos/173256968/151784) - Google Maps Image ## Floorplans - ![Floorplan](/listings/photos/173256968/151787) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/173256968/151790) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #2735023 - **Address:** 12 Sandileigh Avenue, MANCHESTER, M20 3LW - **Certificate Issued:** 24/05/2005 - **Work Completed:** 17/03/2005 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 SANDILEIGH AVENUE, MANCHESTER, GREATER MANCHESTER, M20 3LW | £885,000 | 22/09/2025 | Semi-detached | | 12 SANDILEIGH AVENUE, MANCHESTER, GREATER MANCHESTER, M20 3LW | £615,000 | 18/08/2014 | 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 | |---------|-------|------|------| | 4 PALATINE CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 3LL | £810,500 | 12/12/2025 | Semi-detached | | [Same street] 8 SANDILEIGH AVENUE, MANCHESTER, GREATER MANCHESTER, M20 3LW | £950,000 | 04/12/2025 | Semi-detached | | 44 CIRCULAR ROAD, MANCHESTER, GREATER MANCHESTER, M20 3LP | £300,000 | 28/11/2025 | Semi-detached | | 7 HOLMWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M20 3JY | £638,500 | 04/11/2025 | Semi-detached | | 25 MAYVILLE DRIVE, MANCHESTER, GREATER MANCHESTER, M20 3RB | £485,000 | 07/07/2025 | Semi-detached | | 28 CIRCULAR ROAD, MANCHESTER, GREATER MANCHESTER, M20 3LP | £475,000 | 29/09/2023 | Semi-detached | | 27 MAYVILLE DRIVE, MANCHESTER, GREATER MANCHESTER, M20 3RB | £615,500 | 14/10/2022 | Semi-detached | | 26 CIRCULAR ROAD, MANCHESTER, GREATER MANCHESTER, M20 3LP | £460,018 | 29/09/2022 | Semi-detached | | 14 MAYVILLE DRIVE, MANCHESTER, GREATER MANCHESTER, M20 3RB | £566,000 | 05/09/2022 | Semi-detached | | 24 MAYVILLE DRIVE, MANCHESTER, GREATER MANCHESTER, M20 3RB | £477,000 | 05/08/2022 | Semi-detached | | 24 CIRCULAR ROAD, MANCHESTER, GREATER MANCHESTER, M20 3LP | £550,000 | 10/06/2022 | Semi-detached | | 4 MAYVILLE DRIVE, MANCHESTER, GREATER MANCHESTER, M20 3RB | £450,018 | 30/05/2022 | Semi-detached | | 19 DANESMOOR ROAD, MANCHESTER, GREATER MANCHESTER, M20 3JT | £700,000 | 28/09/2021 | Semi-detached | **Street average:** £950,000 (1 sale) **Area average:** £543,961 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £488,914 (66 Semi-detached, M20, 2024–2026) - **Deviation:** +84.1% ## 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 Central Greater Manchester (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 1 Bed Flat, Old Lansdowne Road, M20 | £1,050/mo | 1 | 0.22 miles | OpenRent | | 1 Bed Flat, Didsbury Gate, M20 | £1,195/mo | 1 | 0.58 miles | OpenRent | | 1 Bed Flat, Barlow Moor Road, M20 | £1,000/mo | 1 | 0.64 miles | OpenRent | | 2 Bed Flat, Palatine Road, M20 | £1,300/mo | 2 | 0.89 miles | OpenRent | **Average rent: £1,136/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £140,375 - **Target investor price (1%):** £112,300 *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 £1,123/mo).* - **Gross yield:** 1.5% - **Cost-to-rent:** 66.8× - **Monthly cashflow:** £-2,559/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.8% *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:** £4,128/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.3% - **10y growth:** 65.7% ## House Price Index (HM Land Registry) *Official index for Manchester; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 23.5% - **10y growth (index):** 84.8% ## 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)