# 6 bedroom semi-detached house for sale (M8 5EA) ## Property Details | Key | Value | |-----|-------| | Address | 45 RECTORY ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M8 5EA | | Price | £650,000 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1900-1929 | | Floor area | 213 m² | | Last sold | £89,950 Oct 2001 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £4,607/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0686-0072-2273-0497-2204) ## Description The Property 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. ## Property Photos - ![Front View](/listings/photos/137088602/309593) - Front View - ![Front View](/listings/photos/137088602/309595) - Front View - ![Living Room](/listings/photos/137088602/309597) - Living Room - ![Kitchen](/listings/photos/137088602/309599) - Kitchen - ![Kitchen](/listings/photos/137088602/309601) - Kitchen - ![Kitchen](/listings/photos/137088602/309602) - Kitchen - ![Dining Room](/listings/photos/137088602/309604) - Dining Room - ![Dining Room](/listings/photos/137088602/309605) - Dining Room - ![Bedroom Five](/listings/photos/137088602/309607) - Bedroom Five - ![Bedroom Five](/listings/photos/137088602/309609) - Bedroom Five - ![Bedroom Three](/listings/photos/137088602/309611) - Bedroom Three - ![Office / Study](/listings/photos/137088602/309613) - Office / Study - ![Landing](/listings/photos/137088602/309614) - Landing - ![Bedroom One](/listings/photos/137088602/309615) - Bedroom One - ![Bedroom Two](/listings/photos/137088602/309616) - Bedroom Two - ![Bedroom Two](/listings/photos/137088602/309617) - Bedroom Two - ![Bedroom Six](/listings/photos/137088602/309618) - Bedroom Six - ![Bedroom Four](/listings/photos/137088602/309619) - Bedroom Four - ![Bedroom Four](/listings/photos/137088602/309620) - Bedroom Four - ![Shower Room](/listings/photos/137088602/309621) - Shower Room - ![Family Bathroom](/listings/photos/137088602/309622) - Family Bathroom - ![Gated Driveway](/listings/photos/137088602/309623) - Gated Driveway - ![Gated Driveway](/listings/photos/137088602/309624) - Gated Driveway ## Floorplans - ![Floorplan 1](/listings/photos/137088602/309625) - Floorplan 1 ## EPC Graphs - ![epc](/listings/photos/137088602/309626) - epc ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 45 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £89,950 | 26/10/2001 | 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 | |---------|-------|------|------| | [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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £253,471 (17 Semi-detached, M8, 2024–2026) - **Deviation:** +156.4% ## 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).* ## 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)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £136,875 - **Target investor price (1%):** £109,500 *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 £1,095/mo).* - **Gross yield:** 2% - **Cost-to-rent:** 49.5× - **Monthly cashflow:** £-1,599/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.2% *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:** £3,052/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14% - **10y growth:** 75.6% ## House Price Index (HM Land Registry) *Official index for Manchester; Semi-detached series; as of February 2026.* - **1y growth (index):** 6.2% - **5y growth (index):** 29.9% - **10y growth (index):** 87.3% ## 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)