# 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 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 ## 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 ## 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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Moss Lane, M31 | £1,200/mo | 3 | 0.73 miles | OpenRent | **Average rent: £1,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £150,000 - **Target investor price (1%):** £120,000 *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 £1,200/mo).* - **Gross yield:** 5.4% - **Cost-to-rent:** 18.4× - **Monthly cashflow:** £13/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.2% *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:** £2,594/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)