# 2 bedroom terraced house for sale (M8 5UW) ## Property Details | Key | Value | |-----|-------| | Address | 17 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER M8 5UW | | Price | £69,500 | | Bedrooms | 2 | | Last sold | £65,000 Dec 2011 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 15/07/2036 - **Current heating cost:** £816/year - **Est. upgrade cost to C:** £18,250 ### Recommendations - Q (£7,500 - £11,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2286-6630-2596-7431) ## Description Two bedroomed garden fronted terraced house, benefits from white UPVC double glazed windows and gas central heating. Comprising of: vestibule entrance leading to living room, under stairs storage, fitted dining kitchen with pear wood look matching wall and base units, integral gas hob/oven/grill with over head extraction, stainless steel sink drainer and is plumbed for a washing machine. To the first floor there are 2 bedrooms, matching white 3 piece family bathroom with over bath shower and an enclosed garden to the rear. **Hallworth Road is off Crescent Road off Cheetham Hill Road (A665)** **Vestibule:** leading in to living room Flooring: carpet **Living room:** 13' 2" X 13' 1" leading to stairs and dining kitchen Flooring: carpet Windows: white UPVC double glazed Heating: single radiator **Dining kitchen:** 13' X 8' 6"  White ceramic tiled splash backs, matching wall and base units in pear wood effect, rolled edge work tops, integral 4 ring gas hob, oven, grill with stainless steel overhead extraction, stainless steel sink and drainer with mixer taps and is plumbed for a washing machine Flooring: cushion flooring Windows: UPVC double glazed **Stairs & Landing **leading to two bedrooms and the family bathroom Flooring: carpet **Bedroom 1:** 13' 2" X 9' 5" Flooring: carpet Windows: UPVC double glazed Heating: single radiator **Bedroom 2:** 8' 8" X 8'2"  Flooring: carpet Windows: UPVC double glazed Heating: single radiator **Bathroom:** 11' 7" X 4' 5" matching three piece bathroom suite with over bath shower, chrome mixer taps and fully ceramic tiled walls Flooring: black ceramic tiles Windows: UPVC double glazed frosted Heating: single radiator **Exterior front:** flagged path with squat brick wall, metal railings and metal gate **Exterior rear:** fully enclosed flagged garden We believe the property to be leasehold on a 999 years from 1979 with a chief rent of £10 Council tax band - A Water rates payable Please note: although these details are believed to be correct, they are not guaranteed. Sizes given are approximate dimensions. PLEASE NOTE: We have not tested any of the included equipment mentioned in these particulars and purchasers are advised to satisfy themselves as to their working order and conditions. Purchasers should satisfy themselves whether or not building regulations and or planning permission has been applied for if necessary for any extensions or conversions. ## Property Photos - ![Photo](/listings/photos/16549944/1158117) - ![Photo](/listings/photos/16549944/1158118) - ![Photo](/listings/photos/16549944/1158119) - ![Photo](/listings/photos/16549944/1158122) - ![Photo](/listings/photos/16549944/1158126) - ![Photo](/listings/photos/16549944/1158128) - ![Photo](/listings/photos/16549944/1158130) - ![EPC](/listings/photos/16549944/1158131) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UW | £65,000 | 02/12/2011 | 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 | |---------|-------|------|------| | 23 ENVER ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UN | £165,000 | 12/12/2025 | Terraced | | 20 CHARMINSTER DRIVE, MANCHESTER, GREATER MANCHESTER, M8 5QA | £280,000 | 11/04/2025 | Terraced | | 197 CRESCENT ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UJ | £250,000 | 14/11/2023 | Terraced | | 34 ASH TREE ROAD, MANCHESTER, GREATER MANCHESTER, M8 5AT | £256,000 | 06/04/2023 | Terraced | | 21 SPRINGFIELD AVENUE, MANCHESTER, GREATER MANCHESTER, M8 5QD | £175,000 | 16/12/2022 | Terraced | | [Same street] 32 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UW | £135,000 | 07/12/2022 | Terraced | | 37 SADDLECOTE CLOSE, MANCHESTER, GREATER MANCHESTER, M8 5QE | £260,000 | 29/11/2022 | Terraced | | 35 WELLINGTON ROAD, CRUMPSALL, MANCHESTER, GREATER MANCHESTER, M8 5UL | £163,000 | 11/11/2022 | Terraced | | 29 WHISTON ROAD, MANCHESTER, GREATER MANCHESTER, M8 5AU | £130,000 | 27/10/2022 | Terraced | | 19 SPRINGFIELD AVENUE, MANCHESTER, GREATER MANCHESTER, M8 5QD | £200,750 | 26/10/2022 | Terraced | | [Same street] 15 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UW | £130,000 | 19/10/2022 | Terraced | | [Same street] 33 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UW | £100,000 | 12/07/2022 | Terraced | | 169 CRESCENT ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UJ | £282,000 | 07/01/2022 | Terraced | | 181 CRESCENT ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UJ | £225,000 | 23/12/2021 | Terraced | | 35 SADDLECOTE CLOSE, MANCHESTER, GREATER MANCHESTER, M8 5QE | £243,000 | 29/10/2021 | Terraced | | 72 DUCHESS ROAD, CRUMPSALL, MANCHESTER, GREATER MANCHESTER, M8 5UQ | £124,995 | 01/10/2021 | Terraced | | 20 SPRINGFIELD AVENUE, MANCHESTER, GREATER MANCHESTER, M8 5QD | £206,500 | 23/09/2021 | Terraced | | [Same street] 14 HALLWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M8 5UW | £130,000 | 06/08/2021 | Terraced | **Street average:** £123,750 (4 sales) **Area average:** £211,518 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £164,466 (24 Terraced, M8, 2024–2026) - **Deviation:** -57.7% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,222/mo - **Realistic:** £1,358/mo - **Optimistic:** £1,494/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £449/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 | |------|------|------|------|------| | 2 Bed End Terrace, Brynorme Road, M8 | £1,250/mo | 2 | 0.57 miles | OpenRent | **Average rent: £1,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 1.8% (strong) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 £1,250/mo).* - **Gross yield:** 21.6% - **Cost-to-rent:** 4.6× - **Monthly cashflow:** £826/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 49.2% *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:** £979/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.7% - **10y growth:** 67.5% ## House Price Index (HM Land Registry) *Official index for Manchester; Terraced series; as of April 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 22.3% - **10y growth (index):** 82.7% ## 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)