For sale Terraced

412

NORRIS ROAD, SALE M33 2RE

2 beds 1 baths 883 sq ft Listed 22 Apr 2026 (-141d)

£325,000

Reduced on 19 Aug 2026 · Was £335,000

Save

# 2 bedroom terraced house for sale (M33 2RE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 412, NORRIS ROAD, SALE M33 2RE |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 82 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/01/2029
- **Current heating cost:** £471/year

### Recommendations
- Q (14,000)
- W1 (1,200)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8101-7429-5030-3038-0992)

## Description

** NO ONWARD CHAIN **

This well-presented two double bedroom period mid-terrace home is situated on Norris Road in Sale, ideally positioned close to excellent transport links including the Metrolink, motorway networks, as well as the popular areas of Sale Moor and Sale town centre. This attractive property has been recently upgraded throughout and offers a superb blend of character features and modern character.

The home benefits from a series of significant improvements including a new kitchen and bathroom, new boiler, full rewire, upgraded security lighting, new fascia, soffits and guttering, a modern alarm system, and repointed chimney and ridge tiles. Externally, the property is accessed via a driveway providing off-road parking, leading to an entrance hall that immediately showcases the home’s period charm, including decorative coving to the ceiling and elegant corbels.

The living room is positioned to the front elevation and features a bright bay window, coving and a feature fire surround, creating a warm and inviting reception space. Sliding doors open through to the dining room, which enjoys views over the rear garden through a well-placed window, making it an ideal space for both everyday living and entertaining.

The newly fitted kitchen has been thoughtfully designed with olive green base and eye-level units, complemented by integrated appliances including a dishwasher, oven, hob and extractor fan. A door provides direct access to the rear courtyard.

To the first floor are two generously sized double bedrooms. The main bedroom spans the front of the property and benefits from two windows allowing for plenty of natural light, along with fitted storage solutions. The second bedroom is also a well-proportioned double, ideal for guests, family or home working.

The bathroom has been newly fitted and finished to a high standard, featuring a walk-in shower with stylish splashback detailing and a glass screen, along with a WC and wash hand basin, offering a clean and contemporary feel.

Externally, the rear of the property enjoys a low-maintenance courtyard garden with walled boundaries and gated rear access, providing a private and secure outdoor space. The location is particularly convenient for commuters, with the nearby Manchester Metrolink offering easy access into Manchester and surrounding areas, along with strong motorway connections.

EPC D

Freehold

Rent Charge £7.50pa

Council Tax B

## Property Photos

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## Floorplans

- ![2D Floorplan ](/listings/photos/174776825/1871159) - 2D Floorplan 
- ![3D Floorplan ](/listings/photos/174776825/1871160) - 3D Floorplan

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #904580
- **Address:** 412 Norris Road, SALE, M33 2RE
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 12/06/2003
- **Items:** 2 door(s)

### FENSA Certificate #12857956
- **Address:** 412 Norris Road, SALE, M33 2RE
- **Certificate Issued:** 26/03/2018
- **Work Completed:** 23/02/2018
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 412 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE | £180,000 | 29/09/2017 | 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 |
|---------|-------|------|------|
| [Same street] 420 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE | £280,000 | 24/11/2025 | Terraced |
| 62 KERSCOTT ROAD, MANCHESTER, GREATER MANCHESTER, M23 0FN | £255,000 | 14/11/2025 | Terraced |
| 20 ST ANNS STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2NT | £317,500 | 17/07/2025 | Terraced |
| 25 LINDOW STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2PU | £280,000 | 14/12/2023 | Terraced |
| 13 LINDOW STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2PU | £285,000 | 24/11/2023 | Terraced |
| 43 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XH | £265,000 | 20/10/2023 | Terraced |
| 98 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2YP | £265,000 | 29/09/2023 | Terraced |
| 17 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL | £345,000 | 27/09/2023 | Terraced |
| 22 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG | £225,000 | 31/07/2023 | Terraced |
| 6 ST ANNS STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2NT | £250,000 | 28/07/2023 | Terraced |
| 22 SANDBACH ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2SF | £295,000 | 30/05/2023 | Terraced |
| 16 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL | £385,000 | 19/12/2022 | Terraced |
| 6 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG | £270,000 | 12/12/2022 | Terraced |
| 109 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XJ | £239,000 | 01/11/2022 | Terraced |
| [Same street] 416 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE | £330,000 | 28/10/2022 | Terraced |
| [Same street] 424 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE | £340,000 | 19/08/2022 | Terraced |
| 50 SANDBACH ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2SF | £285,000 | 20/05/2022 | Terraced |
| 94 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2YP | £231,500 | 09/05/2022 | Terraced |
| 24 ROSTHERNE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RU | £335,000 | 22/03/2022 | Terraced |
| 9 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL | £385,000 | 31/01/2022 | Terraced |
| 17 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG | £250,000 | 22/12/2021 | Terraced |
| 8 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL | £345,000 | 08/11/2021 | Terraced |
| 10 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL | £360,800 | 28/10/2021 | Terraced |

**Street average:** £316,667 (3 sales)
**Area average:** £293,440 (20 sales)

## Price vs local average

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

- **Local average:** £336,109 (63 Terraced, M33, 2024–2026)
- **Deviation:** -3.3%

## Rental Range

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

- **Low:** £1,230/mo
- **Realistic:** £1,367/mo
- **Optimistic:** £1,504/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/mo

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £170,875
- **Target investor price (1%):** £136,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,963/m²

## Capital growth trend

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

- **5y growth:** 19.9%
- **10y growth:** 74.6%

## House Price Index (HM Land Registry)

*Official index for Trafford; Terraced series; as of June 2026.*

- **1y growth (index):** 10.7%
- **5y growth (index):** 26.8%
- **10y growth (index):** 65.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

82 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Price per m²

£3,963/m²

Local average

£336,109 (-3.3%)

Deprivation

Decile 7 (21,555 of 33,755)

Street crime

1 incident within 1 mile (Jul 2026)

Key features

NO ONWARD CHAIN
Well-presented two double bedroom period mid-terrace home in sought-after Sale location
Ideally positioned for Metrolink, motorway links, Sale Moor and Sale town centre
Recently upgraded throughout, blending period charm with modern finishes
Extensive improvements include new kitchen, new bathroom and new boiler
Full electrical rewire plus upgraded security lighting and modern alarm system
New fascia, soffits, guttering, plus repointed chimney and ridge tiles
Bright front living room with bay window, feature fire surround and decorative coving
Separate dining room with sliding doors and views over the rear courtyard garden
Low-maintenance rear courtyard with walled boundaries and gated rear access, ideal for commuters

Additional details

Electricity: Mains supply
Broadband: None
Water: Mains supply
Sewerage: Mains supply
Heating: Double glazing, Central
Parking: Driveway
Garden: Rear garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

NO ONWARD CHAIN

This well-presented two double bedroom period mid-terrace home is situated on Norris Road in Sale, ideally positioned close to excellent transport links including the Metrolink, motorway networks, as well as the popular areas of Sale Moor and Sale town centre. This attractive property has been recently upgraded throughout and offers a superb blend of character features and modern character.

The home benefits from a series of significant improvements including a new kitchen and bathroom, new boiler, full rewire, upgraded security lighting, new fascia, soffits and guttering, a modern alarm system, and repointed chimney and ridge tiles. Externally, the property is accessed via a driveway providing off-road parking, leading to an entrance hall that immediately showcases the home’s period charm, including decorative coving to the ceiling and elegant corbels.

The living room is positioned to the front elevation and features a bright bay window, coving and a feature fire surround, creating a warm and inviting reception space. Sliding doors open through to the dining room, which enjoys views over the rear garden through a well-placed window, making it an ideal space for both everyday living and entertaining.

The newly fitted kitchen has been thoughtfully designed with olive green base and eye-level units, complemented by integrated appliances including a dishwasher, oven, hob and extractor fan. A door provides direct access to the rear courtyard.

To the first floor are two generously sized double bedrooms. The main bedroom spans the front of the property and benefits from two windows allowing for plenty of natural light, along with fitted storage solutions. The second bedroom is also a well-proportioned double, ideal for guests, family or home working.

The bathroom has been newly fitted and finished to a high standard, featuring a walk-in shower with stylish splashback detailing and a glass screen, along with a WC and wash hand basin, offering a clean and contemporary feel.

Externally, the rear of the property enjoys a low-maintenance courtyard garden with walled boundaries and gated rear access, providing a private and secure outdoor space. The location is particularly convenient for commuters, with the nearby Manchester Metrolink offering easy access into Manchester and surrounding areas, along with strong motorway connections.

EPC D
Freehold
Rent Charge £7.50pa
Council Tax B

Listed by

Sale

RMS Property Management (UK) Ltd

Reference: 174776825

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 18/01/2019

Expiry date: 17/01/2029

Current heating cost: £471/year

Potential heating cost: £340/year

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~107 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

2D Floorplan

3D Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #904580

Property Details

Street: 412 Norris Road

Town: SALE

Postcode: M33 2RE

Installation Details

Items: 2 doors

Certificate Issued: 08/08/2003

Work Completed: 12/06/2003

This certificate data was retrieved from FENSA's database

FENSA Certificate #12857956

Property Details

Street: 412 Norris Road

Town: SALE

Postcode: M33 2RE

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 26/03/2018

Work Completed: 23/02/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£325,000	+80.6%
Sold	29/09/2017 (8 years ago)	£180,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 420 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE	£280,000	24/11/2025	Terraced
62 KERSCOTT ROAD, MANCHESTER, GREATER MANCHESTER, M23 0FN	£255,000	14/11/2025	Terraced
20 ST ANNS STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2NT	£317,500	17/07/2025	Terraced
25 LINDOW STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2PU	£280,000	14/12/2023	Terraced
13 LINDOW STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2PU	£285,000	24/11/2023	Terraced
43 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XH	£265,000	20/10/2023	Terraced
98 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2YP	£265,000	29/09/2023	Terraced
17 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL	£345,000	27/09/2023	Terraced
22 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG	£225,000	31/07/2023	Terraced
6 ST ANNS STREET, SALE, TRAFFORD, GREATER MANCHESTER, M33 2NT	£250,000	28/07/2023	Terraced
22 SANDBACH ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2SF	£295,000	30/05/2023	Terraced
16 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL	£385,000	19/12/2022	Terraced
6 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG	£270,000	12/12/2022	Terraced
109 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XJ	£239,000	01/11/2022	Terraced
Same street 416 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE	£330,000	28/10/2022	Terraced
Same street 424 NORRIS ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RE	£340,000	19/08/2022	Terraced
50 SANDBACH ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2SF	£285,000	20/05/2022	Terraced
94 HOYLAKE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2YP	£231,500	09/05/2022	Terraced
24 ROSTHERNE ROAD, SALE, TRAFFORD, GREATER MANCHESTER, M33 2RU	£335,000	22/03/2022	Terraced
9 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL	£385,000	31/01/2022	Terraced
17 PICKMERE CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2XG	£250,000	22/12/2021	Terraced
8 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL	£345,000	08/11/2021	Terraced
10 FARRIER CLOSE, SALE, TRAFFORD, GREATER MANCHESTER, M33 2ZL	£360,800	28/10/2021	Terraced

Street average: £316,667 (3 sales)

Area average: £293,440 (20 sales)

Capital growth trend

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

5y growth 19.9%

10y growth 74.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Trafford. Series: Terraced. As of June 2026.

1y (index) 10.7%

5y (index) 26.8%

10y (index) 65.8%

Rental Range

Estimated market rent for Trafford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,230/mo

Realistic £1,367/mo

Optimistic £1,504/mo

Based on Local Authority from postcode lookup → Trafford.

LHA (30th percentile) floor for West Pennine: £449/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M33 2RE

Address

412 Norris Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Sale Moor, Norris Road / near Northenden Road	0.0 miles
Bus stop	Sale Moor, Northenden Road / near Norris Road	0.1 miles
Shop	Nisa Local	0.4 miles
Shop	Delaney's Village Convenience Store	0.4 miles
Train station	Navigation Road	2.6 miles
Hospital	Withington Clinic	2.8 miles
Train station	Trafford Park	2.8 miles
Hospital	Altrincham Health and Wellbeing Centre	3.3 miles
University	Fallowfield Reception and Richmond Amenities Building	3.7 miles
University	Manchester School of Art	4.2 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Button Lane Primary School	Primary	0.3 miles	Good — 25 Sep 2023
Lime Tree Primary Academy	Primary	0.4 miles	— (Inspected (no overall grade))
Worthington Primary School	Primary	0.4 miles	Good — 4 Mar 2020
Holy Family Catholic Primary School	Primary	0.5 miles	Good — 9 Nov 2022
Pioneer House High School	Other	0.6 miles	Outstanding — 4 Jun 2019

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.42%

Max investor price (0.8%) £170,875

Target investor price (1%) £136,700

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).