# 3 bedroom house for sale (M33 5DL) ## Property Details | Key | Value | |-----|-------| | Address | 22 READING DRIVE, SALE, GREATER MANCHESTER M33 5DL | | Price | £625,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Last sold | £690,000 Jun 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 05/02/2033 - **Current heating cost:** £944/year - **Est. upgrade cost to C:** £9,725 ### Recommendations - A (£100 - £350) - W2 (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0370-2046-4220-2807-7371) ## Description A stunning detached family home situated in a highly sought after location with beautiful gardens to the front/ rear! Viewings are a must! EPC Rating: D ## Property Photos - ![Photo 19](/listings/photos/170127020/1353035) - Photo 19 - ![Photo 23](/listings/photos/170127020/1353036) - Photo 23 - ![Photo 11](/listings/photos/170127020/1353037) - Photo 11 - ![Photo 5](/listings/photos/170127020/1353038) - Photo 5 - ![Photo 1](/listings/photos/170127020/1353039) - Photo 1 - ![Photo 2](/listings/photos/170127020/1353040) - Photo 2 - ![Photo 3](/listings/photos/170127020/1353041) - Photo 3 - ![Photo 4](/listings/photos/170127020/1353043) - Photo 4 - ![Photo 6](/listings/photos/170127020/1353044) - Photo 6 - ![Photo 7](/listings/photos/170127020/1353049) - Photo 7 - ![Photo 8](/listings/photos/170127020/1353052) - Photo 8 - ![Photo 10](/listings/photos/170127020/1353063) - Photo 10 - ![Photo 9](/listings/photos/170127020/1353066) - Photo 9 - ![Photo 18](/listings/photos/170127020/1353073) - Photo 18 - ![Photo 17](/listings/photos/170127020/1353075) - Photo 17 - ![Photo 12](/listings/photos/170127020/1353088) - Photo 12 - ![Photo 13](/listings/photos/170127020/1353091) - Photo 13 - ![Photo 15](/listings/photos/170127020/1353093) - Photo 15 - ![Photo 16](/listings/photos/170127020/1353100) - Photo 16 - ![Photo 14](/listings/photos/170127020/1353101) - Photo 14 - ![Photo 21](/listings/photos/170127020/1353102) - Photo 21 - ![Photo 22](/listings/photos/170127020/1353103) - Photo 22 - ![Photo 24](/listings/photos/170127020/1353104) - Photo 24 - ![Photo 20](/listings/photos/170127020/1353105) - Photo 20 ## Floorplans - ![Floorplan 1](/listings/photos/170127020/1353106) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22 READING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5DL | £690,000 | 07/06/2023 | 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] 26 READING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5DL | £590,000 | 20/10/2022 | Detached | | [Same street] 4 READING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5DL | £550,000 | 19/08/2022 | Detached | | [Same street] 2 READING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5DL | £520,000 | 26/11/2021 | Detached | | [Same street] 40 READING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5DL | £936,369 | 31/08/2021 | Detached | **Street average:** £649,092 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £468,864 (12 Other, M33, 2024–2026) - **Deviation:** +33.3% ## Rental Range *ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,226/mo - **Realistic:** £1,362/mo - **Optimistic:** £1,498/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, Exmouth Road, M33 | £1,450/mo | 3 | 0.23 miles | OpenRent | | 3 Bed Semi-Detached House, Maple Close, M33 | £1,500/mo | 3 | 0.3 miles | OpenRent | | 3 Bed Semi-Detached House, Christchurch Road, M33 | £1,500/mo | 3 | 0.4 miles | OpenRent | | 3 Bed Terraced House, Bodmin Road, M33 | £1,400/mo | 3 | 0.47 miles | OpenRent | | 3 Bed Semi-Detached House, Manor Avenue, M33 | £1,850/mo | 3 | 0.6 miles | OpenRent | | 3 Bed Terraced House, Haydock Avenue, M33 | £1,375/mo | 3 | 0.76 miles | OpenRent | | 3 Bed Terraced House, Lingfield Avenue, M33 | £1,300/mo | 3 | 0.81 miles | OpenRent | | 3 Bed Semi-Detached House, Southern Road, M33 | £2,070/mo | 3 | 1.1 miles | OpenRent | | 3 Bed Terraced House, Turnbull Road, WA14 | £1,550/mo | 3 | 1.13 miles | OpenRent | | 3 Bed Semi-Detached House, Kensington Grove, WA14 | £1,800/mo | 3 | 1.22 miles | OpenRent | **Average rent: £1,580/mo (10 listings)** ## 1% Rule - **Rent ratio:** 0.24% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 2.9% - **Cost-to-rent:** 34.7× - **Monthly cashflow:** £-1,136/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.5% *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:** £3,634/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 108.5% - **10y growth:** 139.8% ## House Price Index (HM Land Registry) *Official index for Trafford; All dwelling types series; as of April 2026.* - **1y growth (index):** 2.4% - **5y growth (index):** 18.5% - **10y growth (index):** 61.3% ## 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)