# 8 bedroom detached house for sale (M30 9HF) ## Property Details | Key | Value | |-----|-------| | Address | 'Lynwood', Westminster Road, Ellesmere Park, Eccles, M30, M30 9HF | | Price | £1,250,000 | | Bathrooms | 3 | ## Description .**A  STUNNING HOME WITH OVER 6200 SQFT SITTING IN 1/2 OF AN ACRE GARDENS** 'LYNWOOD' is a magnificent Victorian family home, development or investment opportunity. TRADING PLACES Estate Agents are honoured to bring to market this unique Victorian Manor House. Situated in a favoured residential location in the heart of Ellesmere Park, and only a short walk through tree lined avenues to the very trendy (popular) Monton Village, this is a sumptuous period detached family home with living accommodation over 6,200sq ft. One of the original 1880 Victorian properties, the house has been sympathetically extended into one of the largest and arguably the finest in Ellesmere Park. 'Lynwood' has been in the family for over 70 years and is well set back from the road and accessed via double gates. In addition, privacy is enhanced by many beautiful mature trees, walls and decorative railings. Offering extensive and spacious accommodation throughout, the property boasts several reception rooms, eight bedrooms, three kitchens and several bathrooms. Full footprinted cellars are ideal for conversion providing potential for further living accommodation. Additional features include: -          Separate services for each floor -          A long driveway to the right-hand side of the property leading to further parking at the rear provides off road parking for several vehicles -          A single brick garage This unique, one-off property is a must view for any developer, investor or family! The calm verdant community and green oasis that is Ellesmere Park is only a very short distance from The City Centre of Manchester, Media City, Salford Royal, The Trafford Centre and many more surrounding areas. **Tenure  : Freehold** **** ****FeaturesIn catchment forFully Double Glazed ## Property Photos - ![Eight Bedroom Detached](/listings/photos/89714757/679809) - Eight Bedroom Detached - ![Gallery](/listings/photos/89714757/679810) - Gallery - ![Gallery](/listings/photos/89714757/679811) - Gallery - ![Gallery](/listings/photos/89714757/679812) - Gallery - ![Gallery](/listings/photos/89714757/679813) - Gallery - ![Gallery](/listings/photos/89714757/679814) - Gallery - ![Gallery](/listings/photos/89714757/679815) - Gallery - ![Gallery](/listings/photos/89714757/679816) - Gallery - ![Gallery](/listings/photos/89714757/679817) - Gallery - ![Gallery](/listings/photos/89714757/679818) - Gallery - ![Gallery](/listings/photos/89714757/679819) - Gallery - ![Gallery](/listings/photos/89714757/679820) - Gallery - ![Gallery](/listings/photos/89714757/679821) - Gallery - ![Gallery](/listings/photos/89714757/679822) - Gallery - ![Gallery](/listings/photos/89714757/679823) - Gallery - ![Gallery](/listings/photos/89714757/679824) - Gallery - ![Gallery](/listings/photos/89714757/679825) - Gallery - ![Gallery](/listings/photos/89714757/679826) - Gallery - ![Gallery](/listings/photos/89714757/679827) - Gallery - ![Gallery](/listings/photos/89714757/679828) - Gallery - ![Gallery](/listings/photos/89714757/679829) - Gallery - ![Gallery](/listings/photos/89714757/679830) - Gallery - ![Gallery](/listings/photos/89714757/679831) - Gallery - ![Gallery](/listings/photos/89714757/679832) - Gallery - ![Gallery](/listings/photos/89714757/679833) - Gallery - ![Gallery](/listings/photos/89714757/679834) - Gallery - ![Gallery](/listings/photos/89714757/679835) - Gallery - ![Gallery](/listings/photos/89714757/679836) - Gallery - ![Gallery](/listings/photos/89714757/679837) - Gallery ## Floorplans - ![Floor Plan](/listings/photos/89714757/679838) - Floor Plan ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 VICTORIA ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HB | £601,000 | 27/11/2025 | Detached | | 17A WESTMINSTER ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HF | £1,350,000 | 27/11/2023 | Detached | | 2 STAFFORD ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HW | £1,300,000 | 07/06/2023 | Detached | | 1 VICTORIA ROAD, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9HU | £888,000 | 10/05/2022 | Detached | | 28 HALF EDGE LANE, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9GJ | £1,075,000 | 12/11/2021 | Detached | | 18 BLEDLOW CLOSE, ECCLES, MANCHESTER, SALFORD, GREATER MANCHESTER, M30 9LP | £437,500 | 30/06/2021 | Detached | **Area average:** £941,917 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £513,333 (9 Detached, M30, 2024–2026) - **Deviation:** +143.5% ## Rental Range *ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,046/mo - **Realistic:** £1,162/mo - **Optimistic:** £1,278/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 | |------|------|------|------|------| | Bedsit, Eccles, M30 | £720/mo | 1 | 0.49 miles | OpenRent | | 3 Bed Semi-Detached House, Vendale Avenue, M27 | £1,500/mo | 3 | 0.94 miles | OpenRent | | 1 Bed Flat, Barton Road, M30 | £850/mo | 1 | 0.96 miles | OpenRent | **Average rent: £1,023/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 0.8% - **Cost-to-rent:** 122.5× - **Monthly cashflow:** £-4,183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.8% *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:** 53.3% - **10y growth:** 115.2% ## House Price Index (HM Land Registry) *Official index for Salford; Detached series; as of March 2026.* - **1y growth (index):** -2.5% - **5y growth (index):** 20% - **10y growth (index):** 88.1% ## 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)