# 3 bedroom semi-detached house for sale (M40 3WW) ## Property Details | Key | Value | |-----|-------| | Address | 63 WEST AVENUE, MANCHESTER, NEW MOSTON, GREATER MANCHESTER M40 3WW | | Price | £270,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1930-1949 | | Floor area | 77 m² | | Last sold | £145,500 Jan 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 19/10/2035 - **Current heating cost:** £647/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0335-5720-4509-0850-5222) ## Description McDermott & Co are pleased to bring to the market this three bedroom semi-detached property West Avenue, New Moston, Manchester, this delightful home presents an excellent opportunity for families with three well-proportioned bedrooms situated in a popular area. Upon entering the property you are welcomed into a well presented hallway with doors leading to the kitchen and the through lounge/dining area. To the first floor you will find three bedrooms and a family bathroom. This property also comes with the added benefit of planning permission for the erection of two storey side and part single, part two storey rear extension to form additional living accommodation. Please see the included link on the listing for full information. Externally to the front boasts a private driveway and lawned garden area, to the rear is a good sized beautifully presented garden. West Avenue is located just off Broadway and is within half a mile of the nearest junction for the M60 motorway, with local schools within walking distance including St Matthew's RC High School and New Moston Primary and in easy reach you will find local shops and supermarkets and local parks. **Entrance Hallway** - 3.56m x 1.80m (11'8 x 5'11 ) - Laminate flooring, radiator, neutral décor, window to the bottom of the stairs that lead to the first floor and under stair storage. **Lounge/Diner** - 6.91m x 2.64m (22'8 x 8'8 ) - Dual aspect room with bay window to the front and patio doors to the rear, laminate flooring, 2 x radiators and electric fire. **Kitchen** - 2.44m x 2.95m (8'0 x 9'8 ) - Rear facing kitchen with a range of beech wall and base units and complementary work tops, inset stainless steel sink and drainer board with splash back tiles, electric oven and hobs with over head extractor fan, plumbing for washing machine, radiator, wood laminate flooring and door leading to rear garden. **Bedroom 1** - 3.81m x 3.35m (12'6 x 11'0) - Front facing bedroom with bay window, carpeted, neutral decor and radiator. **Bedroom 2** - 3.00m x 3.05m (9'10 x 10'0) - Rear Facing, laminate flooring, neutral décor and radiator. **Bedroom 3** - 1.78m 2.24m (5'10 7'4 ) - Front facing, laminate flooring with built in wardrobes and radiator. **Bathroom** - 2.44m x 2.57m (8'0 x 8'5) - Rear facing bathroom comprises white sink, WC and P shaped bath, tiled walls and vinyl flooring, spotlights and radiator. **Stairs And Landing** - 2.49m x 1.35m (8'2 x 4'5) - Neutral decor, laminate flooring doors leading to first floor rooms. **External** - To the front of the property is a paved private driveway and lawned grass front, to the rear is a large, with lawn, paved and decked areas with access via the lounge/diner and kitchen. **Planning Permission** - planning permission is in place for the erection of two storey side and part single, part two storey rear extension to form additional living accommodation. Please use the following link for the full information: **Tenure** - We have been advised by the vendors that the property is Leasehold for 999 years from 6th of November 1961 with Ground Rent of £9.00 per annum. **Stamp Duty** - Residential property rates You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat. The amount you pay depends on: • when you bought the property • how much you paid for it • whether you’re eligible for relief or an exemption Rates for a single property You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You will usually pay 5% on top of these rates if you own another residential property. Rates from 1 April 2025 Property or lease premium or transfer value SDLT rate Up to £125,000 Zero The next £125,000 (the portion from £125,001 to £250,000) 2% The next £675,000 (the portion from £250,001 to £925,000) 5% The next £575,000 (the portion from £925,001 to £1.5 million) 10% The remaining amount (the portion above £1.5 million) 12% Example In April 2025 you buy a house for £295,000. The SDLT you owe will be calculated as follows: • 0% on the first £125,000 = £0 • 2% on the second £125,000 = £2,500 • 5% on the final £45,000 = £2,250 • total SDLT = £4,750 ## Property Photos - ![External](/listings/photos/167744999/84535) - External - ![External](/listings/photos/167744999/84536) - External - ![Entrance Hallway](/listings/photos/167744999/84537) - Entrance Hallway - ![Stairs and Landing](/listings/photos/167744999/84538) - Stairs and Landing - ![Kitchen](/listings/photos/167744999/84539) - Kitchen - ![Lounge/Diner](/listings/photos/167744999/84540) - Lounge/Diner - ![Lounge/Diner](/listings/photos/167744999/84541) - Lounge/Diner - ![Lounge/Diner](/listings/photos/167744999/84542) - Lounge/Diner - ![Stairs and Landing](/listings/photos/167744999/84543) - Stairs and Landing - ![Bedroom 1](/listings/photos/167744999/84544) - Bedroom 1 - ![Bedroom 2](/listings/photos/167744999/84545) - Bedroom 2 - ![Bedroom 3](/listings/photos/167744999/84546) - Bedroom 3 - ![Bathroom](/listings/photos/167744999/84547) - Bathroom - ![External](/listings/photos/167744999/84548) - External - ![External](/listings/photos/167744999/84549) - External - ![External](/listings/photos/167744999/84550) - External - ![External](/listings/photos/167744999/84551) - External ## Floorplans - ![Floor plan](/listings/photos/167744999/84552) - Floor plan - ![Floorplan 2](/listings/photos/167744999/84553) - Floorplan 2 - ![Ground floor](/listings/photos/167744999/84554) - Ground floor - ![Floorplan 4](/listings/photos/167744999/84555) - Floorplan 4 - ![First floor](/listings/photos/167744999/84556) - First floor - ![Ext 4.pdf](/listings/photos/167744999/84557) - Ext 4.pdf - ![Ext 5.pdf](/listings/photos/167744999/84558) - Ext 5.pdf ## EPC Graphs - ![EE Rating](/listings/photos/167744999/84559) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 63 WEST AVENUE, NEW MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3WW | £145,500 | 27/01/2005 | Terraced | | 63 WEST AVENUE, NEW MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3WW | £105,000 | 22/10/2004 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 46 BRIDPORT AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3NQ | £240,000 | 10/01/2025 | Semi-detached | | 30 WEST AVENUE, NEW MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3NP | £315,000 | 17/11/2023 | Semi-detached | | 18 PARK AVENUE, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 0DY | £185,000 | 01/11/2023 | Semi-detached | | 63 BRIDPORT AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3WP | £238,000 | 17/10/2023 | Semi-detached | | 39 WOODSTOCK ROAD, MOSTON, MANCHESTER, GREATER MANCHESTER, M40 0DU | £194,500 | 04/09/2023 | Semi-detached | | 6 PARK AVENUE, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 0DY | £170,000 | 10/01/2023 | Semi-detached | | 86 THE FAIRWAY, MANCHESTER, GREATER MANCHESTER, M40 3WT | £280,000 | 19/12/2022 | Semi-detached | | 48 WEST AVENUE, NEW MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3NP | £200,000 | 19/12/2022 | Semi-detached | | 11 OAKWOOD AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3NG | £240,000 | 11/11/2022 | Semi-detached | | 158 NUTHURST ROAD, MANCHESTER, GREATER MANCHESTER, M40 3WG | £190,000 | 28/10/2022 | Semi-detached | | 7 BARLEA AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3WL | £240,000 | 26/09/2022 | Semi-detached | | 2 BARLEA AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3WL | £219,000 | 25/08/2022 | Semi-detached | | 22 BRIDPORT AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3NQ | £200,000 | 05/08/2022 | Semi-detached | | 2 WEST AVENUE, NEW MOSTON, MANCHESTER, GREATER MANCHESTER, M40 3NP | £216,000 | 30/05/2022 | Semi-detached | | 139 BROADWAY, MANCHESTER, GREATER MANCHESTER, M40 3NW | £195,000 | 21/03/2022 | Semi-detached | | 40 BRIDPORT AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3NQ | £228,000 | 11/02/2022 | Semi-detached | | 20 BARLEA AVENUE, MANCHESTER, GREATER MANCHESTER, M40 3WL | £220,000 | 28/01/2022 | Semi-detached | | 57 BROADWAY, FAILSWORTH, MANCHESTER, OLDHAM, GREATER MANCHESTER, M35 0DX | £195,000 | 03/12/2021 | Semi-detached | | 25 THE FAIRWAY, MANCHESTER, GREATER MANCHESTER, M40 3WS | £210,000 | 25/11/2021 | Semi-detached | | 43 THE FAIRWAY, MANCHESTER, GREATER MANCHESTER, M40 3WS | £175,000 | 30/09/2021 | Semi-detached | **Area average:** £217,525 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £260,979 (29 Semi-detached, M40, 2024–2026) - **Deviation:** +3.5% ## 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 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, Arbory Avenue, M40 | £1,350/mo | 3 | 0.63 miles | OpenRent | | 3 Bed Semi-Detached House, Ainsbrook Avenue, M9 | £1,300/mo | 3 | 0.78 miles | OpenRent | **Average rent: £1,325/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.49% (weak for cashflow) - **Max investor price (0.8%):** £165,625 - **Target investor price (1%):** £132,500 *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 £1,325/mo).* - **Gross yield:** 5.9% - **Cost-to-rent:** 17× - **Monthly cashflow:** £104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.6% *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:** £3,506/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 56.6% - **10y growth:** 113.8% ## 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)