# 3 bedroom semi-detached house for sale (M19 2FB) ## Property Details | Key | Value | |-----|-------| | Address | 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER M19 2FB | | Price | £450,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £480,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 25/10/2032 - **Current heating cost:** £760/year - **Est. upgrade cost to C:** £25,725 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - D (£80 - £120) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2288-5013-4219-8100-1610) ## Description OPEN DAY SATURDAY 8TH NOVEMBER - BY APPOINTMENT ONLY. An immaculately presented three double bedroom, period semi-detached home boasting fabulous plot with garage, situated on a popular road in the heart of Levenshulme; one of South Manchester's most sought after locations. Located on a quiet road and with the local independent shops, cafes and businesses that Levenshulme has to offer just a short stroll away; this three bedroom home is perfectly situated for anyone wanting a quiet yet convenient location. Levenshulme Train Station is within easy access and will regularly get you in to Manchester Piccadilly in just 8 minutes. The property briefly comprises of: entrance hall leading through to the gorgeous lounge with high ceilings and bay window. Downstairs WC with sink. To the rear, the real heart of the home - the open plan kitchen/diner with doors leading out on to the garden. Tastefully done, the modern kitchen boasts a range of wall and base units with integrated appliances along with space for family dining table.  To the first floor: The main bedroom, to the front, is bright and airy and boats bay window with ample space for king size bed and wardrobes. The second double bedroom, to the rear, also provides space for king size bed and wardrobe. The third bedroom, also to the rear, is a well proportioned third double bedroom currently used as a spare room and home office. Having been recently renovated, the family bathroom benefits from three piece suite with shower over the bath. Externally, the property benefits from sitting on a fabulous plot with single garage for storage along with brick built outhouse, which could be used as a utility room or converted to a home office/gym. The private rear garden boasts paved and laid to lawn areas. Additional land to the side of the property with potential to develop/extend (subject to PP) An immaculately presented and spacious period home featuring high ceilings and having been lovingly renovated throughout. The perfect property for first time buyers or families looking to make the most of what the area has to offer. A viewing is highly recommended to appreciate the space and accommodation on offer. ## Property Photos - ![Photo](/listings/photos/168922886/1080136) - ![Photo](/listings/photos/168922886/1080137) - ![Photo](/listings/photos/168922886/1080138) - ![Photo](/listings/photos/168922886/1080139) - ![Photo](/listings/photos/168922886/1080142) - ![Photo](/listings/photos/168922886/1080144) - ![Photo](/listings/photos/168922886/1080145) - ![Photo](/listings/photos/168922886/1080146) - ![Photo](/listings/photos/168922886/1080148) - ![Photo](/listings/photos/168922886/1080149) - ![Photo](/listings/photos/168922886/1080154) - ![Photo](/listings/photos/168922886/1080156) - ![Photo](/listings/photos/168922886/1080157) - ![Photo](/listings/photos/168922886/1080158) - ![Photo](/listings/photos/168922886/1080159) - ![Photo](/listings/photos/168922886/1080160) - ![Photo](/listings/photos/168922886/1080161) - ![Photo](/listings/photos/168922886/1080163) - ![Photo](/listings/photos/168922886/1080164) - ![Photo](/listings/photos/168922886/1080165) - ![Photo](/listings/photos/168922886/1080167) - ![Photo](/listings/photos/168922886/1080172) - ![Photo](/listings/photos/168922886/1080173) - ![Photo](/listings/photos/168922886/1080179) - ![Photo](/listings/photos/168922886/1080181) - ![Photo](/listings/photos/168922886/1080184) - ![Photo](/listings/photos/168922886/1080187) - ![Photo](/listings/photos/168922886/1080188) - ![Photo](/listings/photos/168922886/1080189) - ![Photo](/listings/photos/168922886/1080190) - ![Photo](/listings/photos/168922886/1080192) ## Floorplans - ![Floorplan 1](/listings/photos/168922886/1080193) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/168922886/1080196) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £480,000 | 16/02/2026 | Semi-detached | | 16 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £440,000 | 16/06/2023 | 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 | |---------|-------|------|------| | 6 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT | £422,000 | 09/01/2026 | Semi-detached | | [Same street] 11 SYLVANDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2FB | £385,000 | 27/09/2024 | Semi-detached | | 42 WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EB | £548,000 | 30/11/2022 | Semi-detached | | 53A WINDSOR ROAD, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2FA | £250,000 | 11/11/2022 | Semi-detached | | 19 BERKLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M19 2ED | £427,000 | 10/11/2022 | Semi-detached | | 2 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DT | £545,000 | 20/10/2022 | Semi-detached | | 5 PARK AVENUE, LEVENSHULME, MANCHESTER, GREATER MANCHESTER, M19 2EE | £320,000 | 23/06/2022 | Semi-detached | | 52 ALBERT ROAD, MANCHESTER, GREATER MANCHESTER, M19 2AB | £534,080 | 28/01/2022 | Semi-detached | | 19 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU | £370,000 | 29/10/2021 | Semi-detached | | 25 OSBORNE ROAD, MANCHESTER, GREATER MANCHESTER, M19 2DU | £350,000 | 30/09/2021 | Semi-detached | **Street average:** £385,000 (1 sale) **Area average:** £418,453 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £314,349 (35 Semi-detached, M19, 2024–2026) - **Deviation:** +43.2% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,217/mo - **Realistic:** £1,352/mo - **Optimistic:** £1,487/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £504/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, Caremine Avenue, M19 | £400/mo | 3 | 0.4 miles | OpenRent | **Average rent: £400/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £50,000 - **Target investor price (1%):** £40,000 *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 £400/mo).* - **Gross yield:** 1.1% - **Cost-to-rent:** 93.8× - **Monthly cashflow:** £-1,437/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.2% *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:** £5,056/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.8% - **10y growth:** 75.4% ## House Price Index (HM Land Registry) *Official index for Manchester; Semi-detached series; as of April 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 23.5% - **10y growth (index):** 83.5% ## 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)