# 4 bedroom semi-detached house for sale (M16 9QG) ## Property Details | Key | Value | |-----|-------| | Address | 16 WOOD ROAD NORTH, MANCHESTER, GREATER MANCHESTER M16 9QG | | Price | £490,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | C | | Floor area | 141 m² | | Last sold | £411,000 Jul 2020 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 30/06/2026 - **Current heating cost:** £294/year - **Est. upgrade cost to C:** £6,500 ### Recommendations - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0146-3859-7535-9706-2411) ## Description Nestled within a quiet and highly sought-after residential setting on Wood Road North, this exceptional Four-Bedroom Semi-Detached home occupies a truly enviable corner plot, offering both privacy and an impressive sense of space rarely found in similar properties. The property is within easy walking distance to the Metrolink station in Firswood & the local bus routes on Upper Chorlton Road, giving direct access to Media City and the City centre. From the outset, the home makes a striking impression, with its attractive frontage and generous proportions. Internally the property has fully modernised features throughout which have been maintained to a very high standard, seamlessly blending contemporary style with practical family living. At the heart of the home lies a stunning, open plan kitchen and dining space, thoughtfully designed to create a bright and sociable hub for everyday living. This impressive area is enhanced by large bi-fold doors, which open out onto the garden, flooding the space with natural light and creating a transition between indoor and outdoor living - perfect for entertaining guests or enjoying family time during the warmer months. The property benefits from four spacious and well maintained bedrooms that have been carefully looked after through the years, with consistent sense of quality evident in every detail. This is a rare opportunity to acquire a beautifully modernised and immaculate family home in prime corner position. Call our dedicated sales team on 0161, 861, 8321 to arrange a property appointment! ## Property Photos - ![pbox-IMG.jpg](/listings/photos/173435756/88989) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88990) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88991) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88992) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88993) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88994) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88995) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88996) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88997) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88998) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/88999) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89000) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89001) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89002) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89003) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89004) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89005) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89006) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89007) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89008) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89009) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89010) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89011) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89012) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173435756/89013) - pbox-IMG.jpg ## Floorplans - ![Picture No. 33](/listings/photos/173435756/89014) - Picture No. 33 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/173435756/89015) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 WOOD ROAD NORTH, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QG | £411,000 | 02/07/2020 | Terraced | | 16 WOOD ROAD NORTH, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QG | £368,000 | 01/12/2017 | Terraced | | 16 WOOD ROAD NORTH, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QG | £340,000 | 26/08/2016 | 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 | |---------|-------|------|------| | 220 FLAT 2 UPPER CHORLTON ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9RW | £400,000 | 25/11/2025 | Semi-detached | | 93 KINGS ROAD, OLD TRAFFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9WY | £395,000 | 11/11/2025 | Semi-detached | | 3 BOOTH ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9RX | £445,000 | 26/08/2025 | Semi-detached | | 10 WORDSWORTH ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9GT | £380,000 | 20/10/2023 | Semi-detached | | 15 SYLVAN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8AN | £380,000 | 30/06/2023 | Semi-detached | | 56 ST JOHNS ROAD, OLD TRAFFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QP | £368,000 | 14/04/2023 | Semi-detached | | 35 PLUMBLEY DRIVE, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QQ | £295,000 | 17/01/2023 | Semi-detached | | 35 WOOD ROAD NORTH, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9GQ | £350,000 | 12/12/2022 | Semi-detached | | 19 ROSTHERNE AVENUE, OLD TRAFFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 7QH | £440,000 | 25/11/2022 | Semi-detached | | 5 WOOD ROAD, MANCHESTER, GREATER MANCHESTER, M16 9RB | £775,000 | 07/10/2022 | Semi-detached | | 24 COLERIDGE ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QU | £325,000 | 15/09/2022 | Semi-detached | | 99 ST JOHNS ROAD, OLD TRAFFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QP | £315,000 | 06/07/2022 | Semi-detached | | 32 BROOKS ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QR | £605,000 | 01/07/2022 | Semi-detached | | 12 COLERIDGE ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QU | £362,000 | 28/06/2022 | Semi-detached | | 4 SYLVAN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8AN | £402,000 | 16/06/2022 | Semi-detached | | 9 SYLVAN AVENUE, MANCHESTER, GREATER MANCHESTER, M16 8AN | £370,000 | 17/05/2022 | Semi-detached | | 89 ST JOHNS ROAD, OLD TRAFFORD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QP | £403,500 | 27/04/2022 | Semi-detached | | 7 PLUMBLEY DRIVE, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QQ | £320,000 | 21/04/2022 | Semi-detached | | 10 BROOKS ROAD, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QR | £340,000 | 21/03/2022 | Semi-detached | | 22 PLUMBLEY DRIVE, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M16 9QQ | £425,000 | 18/03/2022 | Semi-detached | **Area average:** £404,775 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £446,076 (23 Semi-detached, M16, 2024–2026) - **Deviation:** +9.8% ## Rental Range *ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,223/mo - **Realistic:** £1,359/mo - **Optimistic:** £1,495/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/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 | |------|------|------|------|------| | 4 Bed Terraced House, Norton Street, M16 | £2,785/mo | 4 | 0.22 miles | OpenRent | | 4 Bed Semi-Detached House, College Road, M16 | £2,500/mo | 4 | 0.4 miles | OpenRent | **Average rent: £2,643/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.54% (weak for cashflow) - **Max investor price (0.8%):** £330,375 - **Target investor price (1%):** £264,300 *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 £2,643/mo).* - **Gross yield:** 6.5% - **Cost-to-rent:** 15.5× - **Monthly cashflow:** £424/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.6% *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:** £3,475/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 27.4% - **10y growth:** 88.8% ## House Price Index (HM Land Registry) *Official index for Trafford; Semi-detached series; as of March 2026.* - **1y growth (index):** 1.4% - **5y growth (index):** 19.9% - **10y growth (index):** 65.4% ## 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)