# 3 bedroom semi-detached house for sale (M8 4NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 KENDALL ROAD, MANCHESTER, GREATER MANCHESTER M8 4NE |
| Price | £275,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 96 m² |
| Last sold | £178,500 Jun 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/02/2036
- **Current heating cost:** £845/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6202-3776-0002-0092-7106)

## Description

**** **** ** A MUST SEE FAMILY HOME *** Martin and Co are delighted to offer to the market this well presented Bay Fronted, extended semi detached family home located in an extremely popular location in Crumpsall off Middleton Road. In brief the property comprises porch, entrance hall, guest toilet, two reception rooms, a fitted kitchen and a conservatory. To the first floor there are three bedrooms, a family bathroom and a useful loft room with pull down ladders. The property also benefits from gas central heating, UPVC double glazing, off road parking and a single garage and an easy low maintenance rear garden with views of the River Irk. *** Viewing is Highly Recommended *** 

**ENTRANCE** **HALL** **** **** With stairs leading to the first floor.  

**GUEST** **TOILET** **** With a two piece suite in White comprising low level toilet and wall hung wash hand basin. Part tiling to the walls. UPVC double glazed windows.  

**LOUNGE** **12' 1" x 13' 2" (3.68m x 4.01m)** With UPVC double glazed windows to the front aspect. Radiator. Coving to the ceiling. Wooden flooring. Centre light fitting.  

**SECOND** **LOUNGE/DINER** **11' 6" x 19' 4" (3.51m x 5.89m)** With UPVC double glazed patio doors leading to the Conservatory. Two radiators. Two light fittings. Wooden flooring. Ample space for lounge and dining furniture.  

**KITCHEN** **** With a range of wall and base units in White with contrasting worktops over incorporating a one and a half stainless steel drainer sink unit with mixer taps. Free standing electric oven with four ring gas hob with extractor canopy hood over. Recess plumbing for a washing machine. Space for free standing fridge/freezer. Double radiator. UPVC double glazed windows. Two light fittings.  

**CONSERVATORY** **10' 2" x 10' 5" (3.1m x 3.18m)** With UPVC double glazed patio doors leading to the rear garden. Wooden flooring.  

**LANDING** **** **** With UPVC stained double glazed windows. Radiator. Light fitting. Access to all three bedrooms and the bathroom.  

**BEDROOM** **ONE** **** **11' 7" x 12' 1" (3.53m x 3.68m)** With UPVC double glazed windows. Radiator. Centre light fitting. Range of fitted furniture.  

**BEDROOM** **TWO** **** **8' 6" x 10' 7" (2.59m x 3.23m)** With UPVC double glazed windows. Radiator. Light fitting. Fitted wardrobes.  

**BEDROOM** **THREE** **** **7' 5" x 9' 5" (2.26m x 2.87m)** With UPVC double glazed windows. Radiator. Light fitting. Fitted wardrobe.  

**BATHROOM** **** **** With a three piece suite in White comprising low level toilet, wash hand basin and bath. Contemporary rain shower over the bath.  Tiling to the walls and flooring. UPVC frosted double glazed windows. White heated towel rail. Recess low voltage spotlights to the ceiling.  

**LOFT** **11' 5" x 12' 8" (3.48m x 3.86m)** With pull down ladder. Velux window. Wooden flooring.  

**TO** **THE** **OUTSIDE** **** **** To the front of the property is a block paved driveway which in turn leads to a single garage. 

To the rear of the property is a decked area which has steps down to another garden area which is pebble stoned for easy low maintenance.  

**ADDITIONAL** **INFORMATION** **** **** The property is in Council Tax Band B.

We have been advised by the vendor that the property is Leasehold with an annual ground rent of £34.55 

**** **** Agents are required by law to conduct anti-money laundering checks on all those buying a property. We outsource the initial checks to a partner supplier Move Butler who will contact you once you have had an offer accepted on a property you wish to buy. The cost of these checks is £35 plus VAT per person. This is a non-refundable fee. These charges cover the cost of obtaining relevant data, any manual checks and monitoring which might be required. This fee will need to be paid and the checks completed in advance of the office issuing a memorandum of sale on the property you would like to buy. 

## Property Photos

- ![20260212_112616](/listings/photos/87628506/657578) - 20260212_112616
- ![20260212_110732](/listings/photos/87628506/657581) - 20260212_110732
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- ![20260212_111044](/listings/photos/87628506/657584) - 20260212_111044
- ![20260212_112144](/listings/photos/87628506/657586) - 20260212_112144
- ![20260212_110905](/listings/photos/87628506/657587) - 20260212_110905
- ![20260212_110949](/listings/photos/87628506/657588) - 20260212_110949
- ![20260212_111446](/listings/photos/87628506/657589) - 20260212_111446
- ![20260212_110551](/listings/photos/87628506/657591) - 20260212_110551
- ![20260212_110338](/listings/photos/87628506/657596) - 20260212_110338
- ![20260212_110421](/listings/photos/87628506/657597) - 20260212_110421
- ![20260212_110511](/listings/photos/87628506/657598) - 20260212_110511
- ![20260212_112017](/listings/photos/87628506/657599) - 20260212_112017
- ![20260212_110657](/listings/photos/87628506/657601) - 20260212_110657
- ![20260212_112213](/listings/photos/87628506/657602) - 20260212_112213
- ![20260212_111354](/listings/photos/87628506/657604) - 20260212_111354

## Floorplans

- ![Floorplan 1](/listings/photos/87628506/657609) - Floorplan 1
- ![Floorplan 2](/listings/photos/87628506/657610) - Floorplan 2

## EPC Graphs

- ![EPC Front Page](/listings/photos/87628506/657611) - EPC Front Page

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1308713
- **Address:** 8 Kendall Road, CRUMPSALL, M8 4NE
- **Certificate Issued:** 15/12/2003
- **Work Completed:** 20/11/2003
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 KENDALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 4NE | £178,500 | 23/06/2017 | 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 |
|---------|-------|------|------|
| 94 WATKINS DRIVE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DS | £240,000 | 19/12/2023 | Semi-detached |
| 2 MOSSLEE AVENUE, MANCHESTER, BURY, GREATER MANCHESTER, M8 4LQ | £230,000 | 17/11/2023 | Semi-detached |
| [Same street] 20 KENDALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 4NE | £195,000 | 13/10/2023 | Semi-detached |
| 2 HILLWOOD AVENUE, MANCHESTER, BURY, GREATER MANCHESTER, M8 4LU | £267,100 | 21/09/2023 | Semi-detached |
| 3 EDSON ROAD, MANCHESTER, GREATER MANCHESTER, M8 4WF | £165,000 | 30/08/2023 | Semi-detached |
| 11 HILLWOOD AVENUE, MANCHESTER, BURY, GREATER MANCHESTER, M8 4LU | £250,000 | 31/07/2023 | Semi-detached |
| 21 NORTHBROOK AVENUE, MANCHESTER, GREATER MANCHESTER, M8 4WB | £210,000 | 29/11/2022 | Semi-detached |
| 29 EDGEWARE AVENUE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DW | £301,000 | 18/11/2022 | Semi-detached |
| 1 EDGEWARE AVENUE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DW | £312,500 | 12/08/2022 | Semi-detached |
| 22 NEWINGTON AVENUE, MANCHESTER, BURY, GREATER MANCHESTER, M8 4LT | £300,000 | 14/07/2022 | Semi-detached |
| 45 KENDALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 4ND | £190,000 | 21/06/2022 | Semi-detached |
| 4 WELFORD ROAD, MANCHESTER, GREATER MANCHESTER, M8 4NZ | £178,000 | 11/03/2022 | Semi-detached |
| 16 CARR BANK AVENUE, MANCHESTER, GREATER MANCHESTER, M9 8FT | £235,575 | 01/03/2022 | Semi-detached |
| 7 REDFORD ROAD, MANCHESTER, GREATER MANCHESTER, M8 4WE | £175,073 | 28/02/2022 | Semi-detached |
| 1 WINDLE AVENUE, MANCHESTER, GREATER MANCHESTER, M8 4NY | £120,000 | 21/01/2022 | Semi-detached |
| 6 NEWINGTON AVENUE, MANCHESTER, BURY, GREATER MANCHESTER, M8 4LT | £260,000 | 11/01/2022 | Semi-detached |
| 39 KENDALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 4ND | £185,000 | 06/01/2022 | Semi-detached |
| 48 WATKINS DRIVE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DS | £280,000 | 17/12/2021 | Semi-detached |
| 19 EDGEWARE AVENUE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DW | £190,000 | 24/11/2021 | Semi-detached |
| 1 CARR BANK AVENUE, MANCHESTER, GREATER MANCHESTER, M9 8FT | £150,000 | 10/11/2021 | Semi-detached |
| 19 EDGEWARE AVENUE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DW | £150,000 | 25/10/2021 | Semi-detached |

**Street average:** £195,000 (1 sale)
**Area average:** £219,462 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £253,471 (17 Semi-detached, M8, 2024–2026)
- **Deviation:** +8.5%

## 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 Terraced House, Broomhall Road, M9 | £1,200/mo | 3 | 0.58 miles | OpenRent |
| 3 Bed Flat, Polygon Road, M8 | £1,295/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £1,248/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £156,000
- **Target investor price (1%):** £124,800

*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 £1,248/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £15/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.2%

*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:** £2,865/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 23.2%
- **10y growth:** 108.7%

## 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)