45 RECTORY ROAD
MANCHESTER, MANCHESTER, GREATER MANCHESTER M8 5EA
£650,000
Property details
Tenure
FREEHOLD
Floor area
213 m²
Council tax band
C
Last sold
£89,950 Oct 2001
Local average
£253,471 (+156.4%)
Deprivation
Decile 1 (1,025 of 33,755)
Street crime
0 incidents within 1 mile (Mar 2026)
Key features
- Six/Seven Bedroom Semi Detached
- Three Floors Plus Two Cellar Rooms
- Three Reception Rooms
- Gated Driveway
- Fantastic Transport Links
- Good Local Schools
- Gardens
- Popular & Sought After Location
- Perfect For A Growing Family
- Viewing Highly Recommended - By Appointment Only
Additional details
- Heating
- Gas central
- Parking
- Driveway
- Garden
- Private garden
Description
A home of immense character which has been updated and very well maintained contains many of its original period features. The property is situated within the Crumpsall conservation area and is within walking distance of one of the countries leading schools, King David's School on Seymour Road. The property is within walking distance to the Metro link at Station Road, ideal for the commute in to Manchester City Centre.
Internally the property briefly comprises; entrance hall, living room, dining room, kitchen, breakfast room, utility room. To the first floor; bedrooms three, office, bedroom four, bedroom five and shower room, to the second floor; bedroom one, two, six and family bathroom. The office could also easily be used as bedroom seven.
Externally the property sits on an excellent sized plot with a wrap around garden and gated driveway with access to the cellar rooms.
The property is well served by an excellent range of amenities and Heaton Park, Tesco superstore and North Manchester General Hospital are within easy reach. The property benefits from excellent road and public transport links with Crumpsall Metrolink station and the M60/M62/M66 just a short distance away. Manchester City Centre is just approximately 3.5 miles away, whilst Bury, Middleton, Rochdale and Oldham centres are all easily accessible. The Media-City development is around 5 miles away.
Viewings are highly recommended to truly appreciate the accommodation on offer, book your viewing 24/7 by clicking the property brochure.
Living Room
14'5" x 13'5"
Dining Room
15'5" x 12'6"
Kitchen
11'10" x 10'10"
Breakfast Room
12'6" x 7'7"
Utility Room
6'3" x 4'7"
Bedroom One
13'5" x 13'1"
Bedroom Two
15'9" x 12'6"
Bedroom Three
15'1" x 12'10"
Office / Study
10'10" x 7'3"
Bedroom Four
11'10" x 9'10"
Bedroom Five
12'2" x 10'10"
Bedroom Six
12'6" x 9'10"
Shower Room
5'11" x 5'7"
Family Bathroom
8'10" x 5'7"
Cellar
Two Cellar Rooms
15'9" x 12'10"
17'5" x 12'2"
Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.
If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.
Listed by
covering Manchester
Purplebricks
Reference: 137088602
EPC Rating & Upgrade Cost
Fetching EPC data… Refresh this page in a moment.
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
epc
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 26/10/2001 (24 years ago) | £89,950 | — |
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 23 - 25 FLAT 5 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £110,000 | 23/09/2022 | Flat |
| 13 HERMITAGE ROAD, MANCHESTER, GREATER MANCHESTER, M8 5SW | £265,000 | 09/09/2022 | Semi-detached |
| 12 SINCLAIR AVENUE, MANCHESTER, GREATER MANCHESTER, M8 4FL | £225,000 | 20/05/2022 | Semi-detached |
| Same street 10 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £895,000 | 22/03/2022 | Other |
| Same street 9 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £380,000 | 23/02/2022 | Terraced |
| THE DANES 1A CRUMPSALL LANE, MANCHESTER, GREATER MANCHESTER, M8 4ED | £275,000 | 08/06/2021 | Semi-detached |
Street average: £461,667 (3 sales)
Area average: £255,000 (3 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Semi-detached. As of February 2026.
Rental Range
Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Manchester.
LHA (30th percentile) floor for West Pennine: Apr 2025 – Mar 2026
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Station Rd/Crumpsall Tram Stop | 0.1 miles |
| Shop | Warners | 0.1 miles |
| Bus stop | Higher Crumpsall, Crumpsall Lane / Crumpsall Metrolink Stop | 0.1 miles |
| Shop | Spar | 0.1 miles |
| Hospital | North Manchester General Hospital | 0.6 miles |
| University | UCEN Manchester (City Campus) | 1.9 miles |
| Train station | Manchester Victoria | 2.0 miles |
| University | Unknown | 2.4 miles |
| Train station | Salford Central | 2.4 miles |
| Hospital | Prestwich Hospital (Edenfield Centre) | 2.6 miles |
Street-level crime
| Category | Count |
|---|---|
| Total incidents | 0 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| The King David High School | Secondary | 0.1 miles | Requires improvement — 17 Jul 2023 |
| Cravenwood Primary Academy | Primary | 0.2 miles | Good — 25 Apr 2017 |
| King David Primary School | Primary | 0.2 miles | Outstanding — 8 Apr 2016 |
| Crumpsall Lane Primary School | Primary | 0.2 miles | Good — 8 Nov 2023 |
| St Anne's RC Primary School Crumpsall Manchester | Primary | 0.3 miles | Good — 24 Jul 2023 |
Rental Comparables
Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.
| Title | Rent | Beds | Distance | As seen on |
|---|---|---|---|---|
| 2 Bed Flat, Polygon Road, M8 | £990/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Polygon Road, M8 | £1,095/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Polygon Road, M8 | £1,095/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Seymour Road, M8 | £1,050/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Semi-Detached House, Herristone Road, M8 | £1,150/mo | 2 | 0.45 miles | OpenRent |
Average rent: £1,076/mo (5 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).
- Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
- Cashflow — Rent minus 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).