# 3 bedroom house for sale (M9 8NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 ASPENWOOD DRIVE, MANCHESTER, GREATER MANCHESTER M9 8NP |
| Price | £220,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | C |
| Last sold | £210,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/05/2036
- **Current heating cost:** £713/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6200-3794-0522-5626-3563)

## Description

Philip James Manchester are pleased to offer this well presented three-bedroom, three-storey townhouse situated on the Ashlea Dale estate in Blackley. 

With a tenant in situ, until February 2026; this modern property has been built by Redrow homes and benefits from a large open-plan kitchen-diner situated on the ground floor, with sliding patio doors leading to a generous sized enclosed garden to the rear. The third bedroom can also be found on the ground floor along with a handy W/C 

To the first floor there is an extremely spacious lounge and the family three-piece bathroom. 

A further two bedrooms are set on the second floor of this fantastic house. All bedrooms are doubles and the master also benefits from an en-suite shower room. 

Externally there is there is off-street parking for up to two cars to the front. 

Available NOW!  We are pleased to offer this well presented three bedroom, three storey town house situated on the Ashlea Dale estate in Blackley. This modern property has been built by Redrow homes and benefits from:  kitchen/diner. To the first floor there is a spacious lounge, one double bedroom and bathroom. There are three double bedrooms and two bathrooms. Externally there is a rear garden, and an allocated parking to the front.

## Property Photos

- ![Picture No. 15](/listings/photos/167619656/1657509) - Picture No. 15
- ![Kitchen](/listings/photos/167619656/1657510) - Kitchen
- ![Kitchen](/listings/photos/167619656/1657511) - Kitchen
- ![Bedroom](/listings/photos/167619656/1657512) - Bedroom
- ![Garden](/listings/photos/167619656/1657513) - Garden
- ![Bathroom](/listings/photos/167619656/1657514) - Bathroom
- ![Lounge](/listings/photos/167619656/1657515) - Lounge
- ![Lounge](/listings/photos/167619656/1657516) - Lounge
- ![Bedroom 1](/listings/photos/167619656/1657517) - Bedroom 1
- ![Bedroom 2](/listings/photos/167619656/1657518) - Bedroom 2
- ![Ensuite](/listings/photos/167619656/1657519) - Ensuite
- ![Google Maps Image](/listings/photos/167619656/1657520) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/167619656/1657521) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/167619656/1657522) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 ASPENWOOD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 8NP | £210,500 | 13/03/2026 | 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 |
|---------|-------|------|------|
| 65 LAWSON STREET, MANCHESTER, GREATER MANCHESTER, M9 8DD | £300,000 | 29/11/2024 | Other |
| 1A ANDREW ROAD, MANCHESTER, GREATER MANCHESTER, M9 8AY | £20,000 | 15/09/2023 | Other |
| [Same street] 9 ASPENWOOD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 8NP | £246,000 | 10/05/2023 | Detached |
| [Same street] 36 ASPENWOOD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 8NP | £220,000 | 15/12/2022 | Terraced |
| [Same street] 24 ASPENWOOD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 8NP | £217,500 | 30/06/2022 | Terraced |
| 29 SURREY ROAD, MANCHESTER, GREATER MANCHESTER, M9 8AU | £9,000 | 11/05/2022 | Other |

**Street average:** £227,833 (3 sales)
**Area average:** £109,667 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £289,146 (6 Other, M9, 2024–2026)
- **Deviation:** -23.9%

## Rental Range

*ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,222/mo
- **Realistic:** £1,358/mo
- **Optimistic:** £1,494/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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, Mulgrove Walk, M9 | £1,300/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Semi-Detached House, Leegrange Road, M9 | £1,400/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed End Terrace, Nepaul Road, M9 | £1,350/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £1,350/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £324/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.1%

*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:** £2,340/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 330.9%
- **10y growth:** 848%

## House Price Index (HM Land Registry)

*Official index for Manchester; All dwelling types series; as of May 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 17.7%
- **10y growth (index):** 72.6%

## 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)