# 7 bedroom semi-detached house for sale (M30 9HW) ## Property Details | Key | Value | |-----|-------| | Address | "Woodlands", Stafford Road, Ellesmere Park, M30 9HW | | Price | £1,350,000 | | Bathrooms | 2 | | Council tax | F | ## Description MAGNIFICENT VICTORIAN FAMILY HOME!! HOME ESTATE AGENTS are excited to offer the rare opportunity to purchase a fantastic, double fronted semi-detached property located in the desirable residential area of "Ellesmere Park". Situated on a picturesque tree lined Stafford Road, this imposing property offers space on a grand level both internally and externally. Packed with charm, character, and original features the property needs to be viewed to be fully appreciated. Ground floor accommodation comprises from porch, impressive entrance hallway, lounge, sitting room, dining room which opens onto the recently completed, extended, family kitchen room with high-quality kitchen with centre island and further conservatory to the rear, mostly fitted with underfloor heating. To the basement level there is scope to create further living space if desired with its four chambers including games room, utility area, W/C, boot room, and wine cellar area. Located to the first floor there is a W/C, shower room, three double bedrooms, master bedroom features dressing room and a great size, recently updated, four-piece modern family bathroom suite. Finally, to the second floor there are the further four double bedrooms and laundry room which could possibly be converted into an en-suite shower room if required. The property offers a mix of restored wooden double glazing and uPVC double glazing and is gas central heating. Externally to the front there is a sweeping driveway for several vehicles along with a double garage. To the rear there is a substantial lawn garden, raised decked area (replaced 2025) and paved patio area all surrounded by mature trees and well-established shrubs and boarders for privacy. If you are looking for that "Forever family HOME" this could be the one for you! Call HOME on to arrange your viewing **Porch** - 1.85m x 1.75m (6'1 x 5'9) - **Hallway** - 6.53m x 2.06m (21'5 x 6'9) - **Lounge** - 4.45m x 5.92m (14'7 x 19'5) - **Sitting Room** - 4.27m x 5.54m (14'0 x 18'2) - **Dining Room** - 5.28m x 3.99m (17'4 x 13'1) - **Morning Room** - 4.47m x 4.60m (14'8 x 15'1) - **Kitchen** - 4.67m x 4.32m (15'4 x 14'2) - **Conservatory** - 4.80m x 5.41m (15'9 x 17'9) - **Basement Level** - **Chamber One** - 5.56m x 4.27m (18'3 x 14'0) - **Chamber Two** - 4.42m x 5.79m (14'6 x 19'0) - **Chamber Three** - 5.28m x 3.99m (17'4 x 13'1) - **Chamber Four** - 4.19m x 4.62m (13'9 x 15'2) - **W/C** - 1.57m x 2.59m (5'2 x 8'6) - **Utility Area** - 1.35m x 3.12m (4'5 x 10'3) - **Wine Chamber** - 1.85m x 3.15m (6'1 x 10'4) - **First Floor Landing** - **Shower Room** - 1.85m x 4.19m (6'1 x 13'9) - **W/C** - **Bedroom One** - 5.51m x 4.37m (18'1 x 14'4) - **Dressing Area** - 1.88m x 2.95m (6'2 x 9'8) - **Bedroom Two** - 4.19m x 4.67m (13'9 x 15'4) - **Bedroom Three** - 5.03m x 3.99m (16'6 x 13'1) - **Bathroom** - 3.96m x 3.99m (13'0 x 13'1) - **Second Floor Landing** - **Bedroom Four** - 4.04m x 4.47m (13'3 x 14'8) - **Bedroom Five** - 4.09m x 4.90m (13'5 x 16'1) - **Bedroom Six** - 3.78m x 4.11m (12'5 x 13'6) - **Bedroom Seven** - 4.09m x 3.76m (13'5 x 12'4) - **Sales Info** - We are advised that the property is leasehold. We are advised that the lease was granted for 997 years commencing 1876. There is a ground rent of approx. £6.50 per annum. We are advised that the current council tax band is band F. The current EPC rating is TBC. **Important Information -** - PLEASE NOTE: Home Estate Agents have not tested the services and appliances described within this document (including central heating systems), and advise purchasers to have such items tested to their own satisfaction by a specialist. All sizes quoted are approximate. Making an offer: if you are interested in this property, please contact us at the earliest opportunity prior to contacting a bank, building society or solicitor. Failure to do so could result in the property being sold elsewhere and could result in you incurring unnecessary costs such as survey or legal fees. Most of our clients require us to advise them on the status of potential buyers, who make an offer to purchase, therefore you are strongly advised to make an appointment at this stage. ## Property Photos - ![74.jpg](/listings/photos/92214531/1986512) - 74.jpg - ![18.jpg](/listings/photos/92214531/1986513) - 18.jpg - ![1.jpg](/listings/photos/92214531/1986514) - 1.jpg - ![64.jpg](/listings/photos/92214531/1986515) - 64.jpg - ![33.jpg](/listings/photos/92214531/1986516) - 33.jpg - ![70.jpg](/listings/photos/92214531/1986517) - 70.jpg - ![38-2.jpg](/listings/photos/92214531/1986518) - 38-2.jpg - ![35-2.jpg](/listings/photos/92214531/1986519) - 35-2.jpg - ![34-2.jpg](/listings/photos/92214531/1986520) - 34-2.jpg - ![36-2.jpg](/listings/photos/92214531/1986521) - 36-2.jpg - ![37-2.jpg](/listings/photos/92214531/1986522) - 37-2.jpg - ![12.jpg](/listings/photos/92214531/1986523) - 12.jpg - ![14.jpg](/listings/photos/92214531/1986524) - 14.jpg - ![16.jpg](/listings/photos/92214531/1986525) - 16.jpg - ![15.jpg](/listings/photos/92214531/1986526) - 15.jpg - ![17.jpg](/listings/photos/92214531/1986527) - 17.jpg - ![19.jpg](/listings/photos/92214531/1986528) - 19.jpg - ![20.jpg](/listings/photos/92214531/1986529) - 20.jpg - ![21.jpg](/listings/photos/92214531/1986530) - 21.jpg - ![13.jpg](/listings/photos/92214531/1986531) - 13.jpg - ![22.jpg](/listings/photos/92214531/1986532) - 22.jpg - ![9.jpg](/listings/photos/92214531/1986533) - 9.jpg - ![10.jpg](/listings/photos/92214531/1986534) - 10.jpg - ![8.jpg](/listings/photos/92214531/1986535) - 8.jpg - ![7.jpg](/listings/photos/92214531/1986536) - 7.jpg - ![41.jpg](/listings/photos/92214531/1986537) - 41.jpg - ![40.jpg](/listings/photos/92214531/1986538) - 40.jpg - ![39.jpg](/listings/photos/92214531/1986539) - 39.jpg - ![53.jpg](/listings/photos/92214531/1986540) - 53.jpg - ![54.jpg](/listings/photos/92214531/1986541) - 54.jpg - ![55.jpg](/listings/photos/92214531/1986542) - 55.jpg - ![43.jpg](/listings/photos/92214531/1986543) - 43.jpg - ![42.jpg](/listings/photos/92214531/1986544) - 42.jpg - ![46.jpg](/listings/photos/92214531/1986545) - 46.jpg - ![45.jpg](/listings/photos/92214531/1986546) - 45.jpg - ![44.jpg](/listings/photos/92214531/1986547) - 44.jpg - ![47.jpg](/listings/photos/92214531/1986548) - 47.jpg - ![52.jpg](/listings/photos/92214531/1986549) - 52.jpg - ![50.jpg](/listings/photos/92214531/1986550) - 50.jpg - ![48.jpg](/listings/photos/92214531/1986551) - 48.jpg - ![49.jpg](/listings/photos/92214531/1986552) - 49.jpg - ![51.jpg](/listings/photos/92214531/1986553) - 51.jpg - ![58.jpg](/listings/photos/92214531/1986554) - 58.jpg - ![59.jpg](/listings/photos/92214531/1986555) - 59.jpg - ![57.jpg](/listings/photos/92214531/1986556) - 57.jpg - ![56.jpg](/listings/photos/92214531/1986557) - 56.jpg - ![60.jpg](/listings/photos/92214531/1986558) - 60.jpg - ![61.jpg](/listings/photos/92214531/1986559) - 61.jpg - ![63.jpg](/listings/photos/92214531/1986560) - 63.jpg - ![62.jpg](/listings/photos/92214531/1986561) - 62.jpg - ![32.jpg](/listings/photos/92214531/1986562) - 32.jpg - ![31.jpg](/listings/photos/92214531/1986563) - 31.jpg - ![27.jpg](/listings/photos/92214531/1986564) - 27.jpg - ![23.jpg](/listings/photos/92214531/1986565) - 23.jpg - ![26.jpg](/listings/photos/92214531/1986566) - 26.jpg - ![24.jpg](/listings/photos/92214531/1986567) - 24.jpg - ![29.jpg](/listings/photos/92214531/1986568) - 29.jpg - ![28.jpg](/listings/photos/92214531/1986569) - 28.jpg - ![30.jpg](/listings/photos/92214531/1986570) - 30.jpg - ![65.jpg](/listings/photos/92214531/1986571) - 65.jpg - ![66.jpg](/listings/photos/92214531/1986572) - 66.jpg - ![67.jpg](/listings/photos/92214531/1986573) - 67.jpg - ![68.jpg](/listings/photos/92214531/1986574) - 68.jpg - ![69.jpg](/listings/photos/92214531/1986575) - 69.jpg - ![73.jpg](/listings/photos/92214531/1986576) - 73.jpg - ![71.jpg](/listings/photos/92214531/1986577) - 71.jpg ## Floorplans - ![20 Stafford Road, Ellesmere Park.jpg](/listings/photos/92214531/1986578) - 20 Stafford Road, Ellesmere Park.jpg ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 4 VICTORIA AVENUE, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HX | £987,500 | 24/06/2022 | Semi-detached | | 22 STAFFORD ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HW | £835,000 | 28/04/2022 | Semi-detached | | 22 STAFFORD ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HW | £835,000 | 28/04/2022 | Semi-detached | **Area average:** £885,833 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £285,778 (44 Semi-detached, M30, 2024–2026) - **Deviation:** +372.4% ## Rental Range *ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,048/mo - **Realistic:** £1,164/mo - **Optimistic:** £1,280/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed End Terrace, Alma Street, M30 | £1,600/mo | 4 | 0.58 miles | OpenRent | | 4 Bed Flat, Knights Court, M5 | £2,300/mo | 4 | 0.7 miles | OpenRent | **Average rent: £1,950/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £243,750 - **Target investor price (1%):** £195,000 *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 £1,950/mo).* - **Gross yield:** 1.7% - **Cost-to-rent:** 57.7× - **Monthly cashflow:** £-3,586/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11% *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:** 39.5% - **10y growth:** 86.2% ## House Price Index (HM Land Registry) *Official index for Salford; Semi-detached series; as of May 2026.* - **1y growth (index):** -4.7% - **5y growth (index):** 30.3% - **10y growth (index):** 93.1% ## 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)