Sold STC Semi-detached

55 HAYES ROAD

MANCHESTER, CADISHEAD, GREATER MANCHESTER M44 5BU

3 beds 1 baths 1,098 sq ft Listed 20 Feb 2026 (-113d)

£264,590

Guide Price

Reduced on 11 Mar 2026

Save

# 3 bedroom semi-detached house for sale (M44 5BU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 HAYES ROAD, MANCHESTER, CADISHEAD, GREATER MANCHESTER M44 5BU |
| Price | £264,590 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Floor area | 102 m² |
| Last sold | £235,000 Jul 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/07/2032
- **Current heating cost:** £500/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

## Description

Ascending to the first floor, you will find three well-appointed bedrooms. The principal suite features a range of fitted wardrobes and a private en-suite shower room, adding a touch of luxury to the everyday.

Externally, the property continues to impress. The front features a well-maintained garden, while the rear has been thoughtfully landscaped with premium AstroTurf to provide a stylish, low-maintenance outdoor retreat. Additionally, the property benefits from two allocated off-road parking spaces located conveniently to the rear. Internal viewing is highly recommended to fully appreciate the standard of accommodation on offer.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/172452500/63620)
- ![Lounge](/listings/photos/172452500/63624) - Lounge
- ![Lounge](/listings/photos/172452500/63629) - Lounge
- ![Kitchen](/listings/photos/172452500/63634) - Kitchen
- ![Dining room](/listings/photos/172452500/63639) - Dining room
- ![Dining room](/listings/photos/172452500/63645) - Dining room
- ![Kitchen](/listings/photos/172452500/63649) - Kitchen
- ![Kitchen](/listings/photos/172452500/63653) - Kitchen
- ![Photo](/listings/photos/172452500/63657)
- ![Bedroom 1](/listings/photos/172452500/63663) - Bedroom 1
- ![Bedroom 1](/listings/photos/172452500/63668) - Bedroom 1
- ![En-suite](/listings/photos/172452500/63672) - En-suite
- ![Bedroom 2](/listings/photos/172452500/63676) - Bedroom 2
- ![Bedroom 3](/listings/photos/172452500/63679) - Bedroom 3
- ![Bathroom](/listings/photos/172452500/63681) - Bathroom
- ![Photo](/listings/photos/172452500/63683)
- ![Photo](/listings/photos/172452500/63685)
- ![Photo](/listings/photos/172452500/63688)
- ![Photo](/listings/photos/172452500/63691)

## Floorplans

- ![All](/listings/photos/172452500/63694) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £235,000 | 14/07/2023 | Semi-detached |
| 55 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £206,000 | 22/06/2018 | Semi-detached |
| 55 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £184,995 | 05/12/2014 | 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 |
|---------|-------|------|------|
| 211 LIVERPOOL ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BZ | £290,000 | 25/03/2025 | Semi-detached |
| 16 SCHOOL LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5UB | £180,000 | 15/12/2023 | Semi-detached |
| 17 GREEN LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5XF | £200,000 | 30/11/2023 | Semi-detached |
| 4 PRIMARY CLOSE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5EX | £220,000 | 08/09/2023 | Semi-detached |
| 18 HAMPTON ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5DA | £210,000 | 17/08/2023 | Semi-detached |
| 20 FIR STREET, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5AU | £229,000 | 22/05/2023 | Semi-detached |
| [Same street] 34 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £85,000 | 21/04/2023 | Semi-detached |
| 149 ROSEWAY AVENUE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5GH | £265,500 | 20/12/2022 | Semi-detached |
| 64 FIR STREET, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5AU | £215,000 | 14/10/2022 | Semi-detached |
| 275 ROSEWAY AVENUE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5GH | £211,000 | 29/07/2022 | Semi-detached |
| 10A GREEN LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5XF | £240,000 | 22/04/2022 | Semi-detached |
| [Same street] 42 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £207,500 | 07/04/2022 | Terraced |
| 7 HAWTHORN DRIVE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5UE | £245,000 | 04/02/2022 | Semi-detached |
| [Same street] 47 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £350,000 | 27/09/2021 | Detached |
| [Same street] 7A HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £238,000 | 27/09/2021 | Detached |
| [Same street] 6 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU | £125,000 | 30/07/2021 | Terraced |

**Street average:** £201,100 (5 sales)
**Area average:** £227,773 (11 sales)

## Price vs local average

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

- **Local average:** £239,952 (30 Semi-detached, M44, 2024–2026)
- **Deviation:** +10.3%

## Rental Range

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

- **Low:** £1,046/mo
- **Realistic:** £1,162/mo
- **Optimistic:** £1,278/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:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £145,250
- **Target investor price (1%):** £116,200

*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:** £2,594/m²

## Capital growth trend

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

- **5y growth:** 22.7%
- **10y growth:** 85.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.6%
- **5y growth (index):** 22.4%
- **10y growth (index):** 95%

## 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 1 Lounge Lounge Kitchen Dining room Dining room Kitchen Kitchen Photo 9 Bedroom 1 Bedroom 1 En-suite Bedroom 2 Bedroom 3 Bathroom Photo 16 Photo 17 Photo 18 Photo 19

/ 19

Property details

Tenure

LEASEHOLD

Floor area

102 m²

Council tax band

EPC rating

Last sold

£235,000 Jul 2023

Price per m²

£2,594/m²

Local average

£239,952 (+10.3%)

Deprivation

Decile 4 (11,087 of 33,755)

Street crime

1 incident within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Situated on one of Cadishead's most sought-after modern developments, this impressively extended semi-detached residence offers a perfect blend of contemporary living and convenience. Ideally positioned for effortless access to major motorway networks, scenic local walks, and a variety of amenities, this property represents an exceptional opportunity for first-time buyers and growing families alike.The ground floor opens into a welcoming entrance hallway leading to a generously proportioned lounge, designed for both relaxation and entertaining. At the heart of the home is a sophisticated open-plan dining kitchen, complete with a comprehensive suite of integrated appliances including an oven, hob, fridge, and freezer. The ground floor is further complemented by a practical guest W.C.
Ascending to the first floor, you will find three well-appointed bedrooms. The principal suite features a range of fitted wardrobes and a private en-suite shower room, adding a touch of luxury to the everyday.
Externally, the property continues to impress. The front features a well-maintained garden, while the rear has been thoughtfully landscaped with premium AstroTurf to provide a stylish, low-maintenance outdoor retreat. Additionally, the property benefits from two allocated off-road parking spaces located conveniently to the rear. Internal viewing is highly recommended to fully appreciate the standard of accommodation on offer.

EPC Rating: C

Listed by

Irlam

Irlam Estates

Reference: 172452500

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/07/2022

Expiry date: 18/07/2032

Current heating cost: £500/year

Potential heating cost: £500/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

Price history

27% since 2014

Event	Date	Price	% change
Listed for sale	—	£264,590	+12.6%
Sold	14/07/2023 (2 years ago)	£235,000	+14.1%
Sold	22/06/2018 (7 years ago)	£206,000	+11.4%
Sold	05/12/2014 (11 years ago)	£184,995	—

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
211 LIVERPOOL ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BZ	£290,000	25/03/2025	Semi-detached
16 SCHOOL LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5UB	£180,000	15/12/2023	Semi-detached
17 GREEN LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5XF	£200,000	30/11/2023	Semi-detached
4 PRIMARY CLOSE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5EX	£220,000	08/09/2023	Semi-detached
18 HAMPTON ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5DA	£210,000	17/08/2023	Semi-detached
20 FIR STREET, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5AU	£229,000	22/05/2023	Semi-detached
Same street 34 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU	£85,000	21/04/2023	Semi-detached
149 ROSEWAY AVENUE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5GH	£265,500	20/12/2022	Semi-detached
64 FIR STREET, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5AU	£215,000	14/10/2022	Semi-detached
275 ROSEWAY AVENUE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5GH	£211,000	29/07/2022	Semi-detached
10A GREEN LANE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5XF	£240,000	22/04/2022	Semi-detached
Same street 42 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU	£207,500	07/04/2022	Terraced
7 HAWTHORN DRIVE, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5UE	£245,000	04/02/2022	Semi-detached
Same street 47 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU	£350,000	27/09/2021	Detached
Same street 7A HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU	£238,000	27/09/2021	Detached
Same street 6 HAYES ROAD, CADISHEAD, MANCHESTER, SALFORD, GREATER MANCHESTER, M44 5BU	£125,000	30/07/2021	Terraced

Street average: £201,100 (5 sales)

Area average: £227,773 (11 sales)

Capital growth trend

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

5y growth 22.7%

10y growth 85.1%

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

1y (index) -1.6%

5y (index) 22.4%

10y (index) 95%

Rental Range

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

Low £1,046/mo

Realistic £1,162/mo

Optimistic £1,278/mo

Based on Local Authority from postcode lookup → Salford.

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 M44 5BU

Nearby

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

Type	Name	Distance
Shop	Bargain Booze	0.1 miles
Bus stop	Liverpool Road/Coach & Horses	0.1 miles
Shop	Stanley Wines	0.1 miles
Bus stop	Liverpool Road/Coach and Horses	0.1 miles
Train station	Irlam	0.7 miles
Train station	Glazebrook	1.0 miles
Hospital	Trafford General Hospital	3.4 miles
Hospital	The Cheshire Hand Clinic	4.3 miles
University	University of Chester - Warrington Campus	4.7 miles
University	University of Salford	6.6 miles

Street-level crime

Category	Count
Burglary	1
Total incidents	1

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
Our Lady of Lourdes Catholic School, a Voluntary Academy	Primary	0.4 miles	Good — 24 Oct 2018
Cadishead Primary School	Primary	0.4 miles	— (No rating)
St Mary's CofE Primary School	Primary	0.5 miles	Good — 27 May 2016
Fairfield House School	Other	0.6 miles	Requires improvement — 9 Jun 2024
Forest Gate Academy	Primary	0.6 miles	Good — 16 Jul 2018

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.44%

Max investor price (0.8%) £145,250

Target investor price (1%) £116,200

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).