# 4 bedroom detached house for sale (M9 8FL) ## Property Details | Key | Value | |-----|-------| | Address | 16 ROCH BANK, MANCHESTER, GREATER MANCHESTER M9 8FL | | Price | £400,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Last sold | £400,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 08/04/2034 - **Current heating cost:** £1,328/year - **Est. upgrade cost to C:** £4,500 ### Recommendations - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3102-2094-9002-1304-7802) ## Description Welcome to this exquisite four-bedroom detached house, quietly situated just off Blakely New Road on Roach Bank street. This home has been thoughtfully extended, with its highlight being the expansive modern kitchen diner, complete with skylights and integrated appliances, making it the heart of the home where culinary delights come to life. Upon entry, you're greeted by a spacious entrance hall, a charming front reception room, perfect for relaxation or hosting gatherings. Additionally, a dedicated playroom offers space for leisure activities. Practicality meets convenience with a downstairs WC, enhancing daily living. Ascending the stairs, discover four generously sized bedrooms, including a master bedroom with its own ensuite for added luxury and privacy. Outside, a driveway for two cars awaits at the front, while at the rear, a newly revamped garden boasts porcelain tiles and Astroturf grass, ensuring easy maintenance and a picturesque ambiance. This property seamlessly blends modern elegance with functionality, offering a serene retreat for family living in a highly desirable location. Call HomeDaze Estate Agents to arrange your viewing! ## Property Photos - ![front external](/listings/photos/146419406/1306535) - front external - ![IMG_4444.jpeg](/listings/photos/146419406/1306536) - IMG_4444.jpeg - ![IMG_4478.jpeg](/listings/photos/146419406/1306537) - IMG_4478.jpeg - ![IMG_4506.jpeg](/listings/photos/146419406/1306538) - IMG_4506.jpeg - ![IMG_4559.jpeg](/listings/photos/146419406/1306539) - IMG_4559.jpeg - ![IMG_4640.jpeg](/listings/photos/146419406/1306540) - IMG_4640.jpeg - ![playroom](/listings/photos/146419406/1306541) - playroom - ![IMG_4576.jpeg](/listings/photos/146419406/1306542) - IMG_4576.jpeg - ![IMG_4772.jpeg](/listings/photos/146419406/1306543) - IMG_4772.jpeg - ![IMG_4642.jpeg](/listings/photos/146419406/1306544) - IMG_4642.jpeg - ![IMG_4670.jpeg](/listings/photos/146419406/1306545) - IMG_4670.jpeg - ![IMG_4746.jpeg](/listings/photos/146419406/1306546) - IMG_4746.jpeg - ![IMG_4832.jpeg](/listings/photos/146419406/1306547) - IMG_4832.jpeg - ![IMG_4857.jpeg](/listings/photos/146419406/1306548) - IMG_4857.jpeg - ![IMG_4897.jpeg](/listings/photos/146419406/1306549) - IMG_4897.jpeg - ![IMG_4904.jpeg](/listings/photos/146419406/1306550) - IMG_4904.jpeg - ![IMG_4934.jpeg](/listings/photos/146419406/1306551) - IMG_4934.jpeg - ![IMG_4954.jpeg](/listings/photos/146419406/1306552) - IMG_4954.jpeg ## Floorplans - ![16 Roch Bank, MANCHESTER, Manchester,.jpg](/listings/photos/146419406/1306553) - 16 Roch Bank, MANCHESTER, Manchester,.jpg ## EPC Graphs - ![EE Rating](/listings/photos/146419406/1306554) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #5728373 - **Address:** 16 Roch Bank, MANCHESTER, M9 8FL - **Certificate Issued:** 02/06/2008 - **Work Completed:** 29/04/2008 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £400,000 | 23/07/2025 | Detached | | 16 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £208,000 | 06/03/2015 | 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] 40 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £132,000 | 11/06/2025 | Flat | | [Same street] 36 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £142,000 | 06/10/2023 | Flat | | 11 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £310,000 | 11/08/2023 | Detached | | [Same street] 44 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £143,500 | 28/04/2023 | Flat | | [Same street] 42 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £105,000 | 03/03/2023 | Flat | | [Same street] 76 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £120,000 | 29/10/2022 | Flat | | [Same street] 8 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £283,000 | 13/09/2022 | Terraced | | 7 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £280,000 | 13/09/2022 | Detached | | 19 WATKINS DRIVE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DR | £350,000 | 01/09/2022 | Detached | | 74 SHEEPFOOT LANE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DT | £370,000 | 09/06/2022 | Detached | | [Same street] 32 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £100,000 | 16/03/2022 | Flat | | [Same street] 70 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £105,000 | 03/12/2021 | Flat | | [Same street] 92 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £111,000 | 12/11/2021 | Flat | | 15 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £292,000 | 23/07/2021 | Detached | **Street average:** £137,944 (9 sales) **Area average:** £320,400 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £287,917 (6 Detached, M9, 2024–2026) - **Deviation:** +38.9% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,217/mo - **Realistic:** £1,352/mo - **Optimistic:** £1,487/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,346/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 Semi-Detached House, Highclere Road, M8 | £1,700/mo | 4 | 0.42 miles | OpenRent | **Average rent: £1,700/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £212,500 - **Target investor price (1%):** £170,000 *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 £1,700/mo).* - **Gross yield:** 5.1% - **Cost-to-rent:** 19.6× - **Monthly cashflow:** £-70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.7% *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:** £2,740/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16.9% - **10y growth:** 63.9% ## House Price Index (HM Land Registry) *Official index for Manchester; Detached series; as of April 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 21.9% - **10y growth (index):** 78.9% ## 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)