Sold STC Semi-detached

16 HILLINGDON ROAD

MANCHESTER, STRETFORD, GREATER MANCHESTER M32 8PB

4 beds 1 baths 1,259 sq ft Listed 17 Aug 2020 (-2126d)

£375,000

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# 4 bedroom semi-detached house for sale (M32 8PB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 HILLINGDON ROAD, MANCHESTER, STRETFORD, GREATER MANCHESTER M32 8PB |
| Price | £375,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 117 m² |
| Last sold | £384,600 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 04/11/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £860/year
- **Est. upgrade cost to C:** £21,140

### Recommendations
- B (£500 - £1,500)
- W (£800 - £1,200)
- E (£40)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0858-9911-7279-0132-0974)

## Description

*BEST & FINAL OFFERS IN WRITING BY 11AM 25/08/2020* *A SPACIOUS FOUR BEDROOM SEMI-DETACHED PROPERTY* Excellent family accommodation with two separate reception rooms. Occupying a highly regarded and extremely convenient location just off Edge Lane, close to the Metrolink Station. Gas central heating system and double glazing. Pleasant gardens to the front and rear. Integral garage plus additional brick garage. No ongoing vendor chain. Must be viewed to be appreciated.

## Property Photos

- ![Photo 17](/listings/photos/72570903/253621) - Photo 17
- ![Photo 15](/listings/photos/72570903/253622) - Photo 15
- ![Photo 6](/listings/photos/72570903/253623) - Photo 6
- ![Photo 9](/listings/photos/72570903/253624) - Photo 9
- ![Photo 8](/listings/photos/72570903/253625) - Photo 8
- ![Photo 10](/listings/photos/72570903/253626) - Photo 10
- ![Photo 11](/listings/photos/72570903/253627) - Photo 11
- ![Photo 7](/listings/photos/72570903/253628) - Photo 7
- ![Photo 1](/listings/photos/72570903/253629) - Photo 1
- ![Photo 2](/listings/photos/72570903/253630) - Photo 2
- ![Photo 3](/listings/photos/72570903/253631) - Photo 3
- ![Photo 4](/listings/photos/72570903/253632) - Photo 4
- ![Photo 5](/listings/photos/72570903/253633) - Photo 5
- ![Photo 14](/listings/photos/72570903/253634) - Photo 14
- ![Photo 16](/listings/photos/72570903/253635) - Photo 16
- ![Photo 18](/listings/photos/72570903/253636) - Photo 18

## Floorplans

- ![Floorplan 1](/listings/photos/72570903/253637) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/72570903/253638) - Energy Perform...
- ![EPC Graph](/listings/photos/72570903/253639) - EPC Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5902187
- **Address:** 16 Hillingdon Road, Stretford, M32 8PB
- **Certificate Issued:** 12/08/2008
- **Work Completed:** 30/07/2008
- **Items:** 16 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PB | £384,600 | 13/11/2020 | 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 |
|---------|-------|------|------|
| [Same street] 28 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PB | £610,000 | 18/02/2026 | Detached |
| 53 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PH | £472,000 | 28/11/2025 | Semi-detached |
| 10 TRESCO AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PE | £425,000 | 19/09/2025 | Semi-detached |
| 551 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JG | £419,000 | 22/12/2023 | Semi-detached |
| 43 GRANBY ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JL | £360,000 | 18/10/2023 | Semi-detached |
| 590 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JW | £375,000 | 17/10/2023 | Semi-detached |
| 20 MELFORT AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JE | £355,000 | 13/10/2023 | Semi-detached |
| 3 HAPTON AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JN | £205,000 | 22/09/2023 | Semi-detached |
| 530 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JT | £306,000 | 10/07/2023 | Semi-detached |
| [Same street] 38 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PB | £380,000 | 05/07/2023 | Semi-detached |
| 21 GRANBY ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JL | £115,000 | 02/06/2023 | Semi-detached |
| 7 TRURO AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PF | £380,000 | 26/09/2022 | Semi-detached |
| 3 RENNIE CLOSE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0ST | £285,000 | 16/09/2022 | Semi-detached |
| 11 RENNIE CLOSE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0ST | £285,000 | 30/08/2022 | Semi-detached |
| 56 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PJ | £430,000 | 17/08/2022 | Semi-detached |
| 543 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JG | £525,000 | 05/08/2022 | Semi-detached |
| 9 CROMWELL ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8GH | £340,000 | 14/07/2022 | Semi-detached |
| 21 CROMWELL ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8GH | £476,500 | 16/06/2022 | Semi-detached |
| 12 STEPHENSON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0SS | £325,000 | 18/05/2022 | Semi-detached |
| 14 KENWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PT | £621,500 | 08/04/2022 | Semi-detached |
| 38 NORWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PW | £730,000 | 08/04/2022 | Semi-detached |
| 63 KENWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PS | £860,000 | 26/01/2022 | Semi-detached |

**Street average:** £495,000 (2 sales)
**Area average:** £414,500 (20 sales)

## Price vs local average

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

- **Local average:** £341,250 (32 Semi-detached, M32, 2024–2026)
- **Deviation:** +9.9%

## Rental Range

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

- **Low:** £1,223/mo
- **Realistic:** £1,359/mo
- **Optimistic:** £1,495/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £169,875
- **Target investor price (1%):** £135,900

*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:** £3,205/m²

## Capital growth trend

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

- **5y growth:** 24.9%
- **10y growth:** 85.6%

## House Price Index (HM Land Registry)

*Official index for Trafford; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 19.9%
- **10y growth (index):** 65.4%

## 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)

Photo 17 Photo 15 Photo 6 Photo 9 Photo 8 Photo 10 Photo 11 Photo 7 Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 14 Photo 16 Photo 18

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Property details

Tenure

LEASEHOLD

Floor area

117 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£384,600 Nov 2020

Price per m²

£3,205/m²

Local average

£341,250 (+9.9%)

Deprivation

Decile 8 (25,264 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

A SPACIOUS FOUR BEDROOM SEMI-DETACHED PROPERTY
EXCELLENT FAMILY ACCOMMODATION WITH TWO SEPARATE RECEPTION ROOMS
OCCUPYING A HIGHLY REGARDED AND EXTREMELY CONVENIENT LOCATION
JUST OFF EDGE LANE, CLOSE TO METROLINK STATION
GAS CENTRAL HEATING SYSTEM AND DOUBLE GLAZING
PLEASANT GARDENS TO THE FRONT AND REAR
INTEGRAL GARAGE PLUS ADDITIONAL BRICK GARAGE
NO ONGOING VENDOR CHAIN
MUST BE VIEWED TO BE APPRECIATED

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Urmston

Paul Birtles Ltd

Reference: 72570903

EPC Rating & Upgrade Cost

This certificate expired on 04/11/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 05/11/2012

Expiry date: 04/11/2022 (expired)

Current heating cost: £860/year

Potential heating cost: £571/year

Est. upgrade cost to C: £21,140

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£40)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Perform...

EPC Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5902187

Property Details

Street: 16 Hillingdon Road

Town: Stretford

Postcode: M32 8PB

Installation Details

Items: 16 windows and 2 doors

Certificate Issued: 12/08/2008

Work Completed: 30/07/2008

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	13/11/2020 (5 years ago)	£384,600	—

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
Same street 28 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PB	£610,000	18/02/2026	Detached
53 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PH	£472,000	28/11/2025	Semi-detached
10 TRESCO AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PE	£425,000	19/09/2025	Semi-detached
551 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JG	£419,000	22/12/2023	Semi-detached
43 GRANBY ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JL	£360,000	18/10/2023	Semi-detached
590 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JW	£375,000	17/10/2023	Semi-detached
20 MELFORT AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JE	£355,000	13/10/2023	Semi-detached
3 HAPTON AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JN	£205,000	22/09/2023	Semi-detached
530 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JT	£306,000	10/07/2023	Semi-detached
Same street 38 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PB	£380,000	05/07/2023	Semi-detached
21 GRANBY ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JL	£115,000	02/06/2023	Semi-detached
7 TRURO AVENUE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PF	£380,000	26/09/2022	Semi-detached
3 RENNIE CLOSE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0ST	£285,000	16/09/2022	Semi-detached
11 RENNIE CLOSE, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0ST	£285,000	30/08/2022	Semi-detached
56 HILLINGDON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PJ	£430,000	17/08/2022	Semi-detached
543 KINGS ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8JG	£525,000	05/08/2022	Semi-detached
9 CROMWELL ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8GH	£340,000	14/07/2022	Semi-detached
21 CROMWELL ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8GH	£476,500	16/06/2022	Semi-detached
12 STEPHENSON ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 0SS	£325,000	18/05/2022	Semi-detached
14 KENWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PT	£621,500	08/04/2022	Semi-detached
38 NORWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PW	£730,000	08/04/2022	Semi-detached
63 KENWOOD ROAD, STRETFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M32 8PS	£860,000	26/01/2022	Semi-detached

Street average: £495,000 (2 sales)

Area average: £414,500 (20 sales)

Capital growth trend

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

5y growth 24.9%

10y growth 85.6%

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

1y (index) 1.4%

5y (index) 19.9%

10y (index) 65.4%

Rental Range

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

Low £1,223/mo

Realistic £1,359/mo

Optimistic £1,495/mo

Based on Local Authority from postcode lookup → Trafford.

LHA (30th percentile) floor for West Pennine: £760/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M32 8PB

Nearby

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

Type	Name	Distance
Bus stop	Stretford, Edge Lane / opposite Norwood Road	0.1 miles
Bus stop	Kings Road/Tresco Avenue	0.1 miles
Shop	Bricktop	0.2 miles
Shop	Londis	0.3 miles
Train station	Trafford Park	0.8 miles
University	University Academy 92	1.1 miles
Train station	Humphrey Park	1.2 miles
University	University of Salford	1.9 miles
Hospital	Spire Manchester Hospital	2.4 miles
Hospital	Withington Community Hospital	2.6 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Apr 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
Stretford Grammar School	Secondary	0.2 miles	Good — 14 May 2015
Longford Park School	Other	0.3 miles	Requires improvement — 9 Jun 2024
Victoria Park Junior School	Primary	0.4 miles	Good — 9 May 2024
St Ann's RC Primary School	Primary	0.4 miles	Good — 17 Mar 2020
Victoria Park Infant School	Primary	0.4 miles	Good — 30 Jan 2023

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.36%

Max investor price (0.8%) £169,875

Target investor price (1%) £135,900

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).