# 3 bedroom terraced house for sale (M33 5LP) ## Property Details | Key | Value | |-----|-------| | Address | Spruce Walk, Sale, Greater Manchester, M33, M33 5LP | | Price | £165,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | ## Description ***MODERN METHOD OF AUCTION*** A Spacious Three-Bedroom Mid-Terrace Home – Ideal for First-Time Buyers and Investors Situated in a popular residential location in Sale, this generously proportioned three-bedroom mid-terrace property offers spacious accommodation throughout and represents an excellent opportunity for first-time buyers, growing families and investors alike. The property is entered via a large and welcoming hallway, providing access to the principal ground floor accommodation. At the heart of the home is an impressive 19' open-plan living and dining room, benefitting from windows to both the front and rear elevations that flood the space with natural light, creating a bright and airy atmosphere ideal for both everyday living and entertaining. To the rear is a generous 18' kitchen, fitted with a comprehensive range of base and eye-level units, offering ample storage and preparation space. A useful rear porch provides access to the garden, adding further practicality to the home. To the first floor are three well-proportioned double bedrooms, all accessed from the central landing and offering excellent versatility for family living, guest accommodation or those working from home. These rooms are served by a family bathroom and a separate WC, providing added convenience for modern households. Externally, the property enjoys low-maintenance paved gardens to both the front and rear, creating attractive outdoor spaces to relax and entertain. A particular advantage is the private off-road parking located to the rear of the property, a valuable feature rarely found with homes of this style. Offering generous room proportions, practical living space and an excellent location, this fantastic home presents an outstanding opportunity to step onto the property ladder or expand an investment portfolio. Early viewing is highly recommended. This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The winning bidder will pay £349.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/90466833/1344325) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344326) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344327) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344328) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344329) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344330) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344331) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344332) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344333) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344334) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344335) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344336) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344337) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344338) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344339) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344340) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344341) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344342) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344343) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/90466833/1344345) - pbox-IMG.jpg ## Floorplans - ![pbox-FP.jpg](/listings/photos/90466833/1344346) - pbox-FP.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/90466833/1344349) - EPC Rating Graph ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 ASH WALK, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LA | £315,000 | 01/12/2025 | Terraced | | 33 EPPING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LR | £300,000 | 28/11/2025 | Terraced | | 12 MAGNOLIA CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LQ | £315,000 | 04/07/2025 | Terraced | | 101 EPPING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LH | £250,000 | 20/02/2025 | Terraced | | 4 BRAMBLE WALK, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LL | £307,500 | 24/01/2025 | Terraced | | 12 HEATHERWAY, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LB | £225,000 | 15/09/2023 | Terraced | | 47 EPPING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LR | £260,000 | 03/05/2023 | Terraced | | 18 OLLERTON AVENUE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5HB | £415,000 | 07/12/2022 | Terraced | | 3 BODMIN ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 5JH | £292,000 | 17/11/2022 | Terraced | | 24 BRAMBLE WALK, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LL | £265,000 | 15/08/2022 | Terraced | | 83 SIDMOUTH ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 5JB | £300,000 | 10/03/2022 | Terraced | | 7 HEATHERWAY, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LB | £230,000 | 04/03/2022 | Terraced | | 8 HYDRANGEA CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5EQ | £118,000 | 20/12/2021 | Terraced | | 60 EPPING DRIVE, SALE, TRAFFORD, GREATER MANCHESTER, M33 5LS | £240,000 | 26/11/2021 | Terraced | **Area average:** £273,750 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £341,661 (61 Terraced, M33, 2024–2026) - **Deviation:** -51.7% ## 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 End Terrace, Evergreen Walk, M33 | £1,300/mo | 3 | 0.06 miles | OpenRent | | 3 Bed Detached House, Wilcott Drive, M33 | £1,550/mo | 3 | 0.6 miles | OpenRent | | 3 Bed Terraced House, Chepstow Avenue, M33 | £1,250/mo | 3 | 0.93 miles | OpenRent | **Average rent: £1,367/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.79% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 9.5% - **Cost-to-rent:** 10.6× - **Monthly cashflow:** £495/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.1% - **10y growth:** 48.1% ## House Price Index (HM Land Registry) *Official index for Trafford; Terraced series; as of April 2026.* - **1y growth (index):** 3.5% - **5y growth (index):** 21.6% - **10y growth (index):** 67% ## 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)