# 3 bedroom detached house for sale (M28 7LH) ## Property Details | Key | Value | |-----|-------| | Address | 15 LADYHILL VIEW, MANCHESTER, WORSLEY, GREATER MANCHESTER M28 7LH | | Price | £475,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Last sold | £485,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 14/10/2035 - **Current heating cost:** £907/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/9058-3955-1200-3255-6200) ## Description Briscombe are delighted to present this stunning three-bedroom detached family home, impeccably maintained and boasting a spacious floorplan perfect for a growing family. The property offers various reception rooms with a modern kitchen/diner perfect for family life and gatherings. To the first floor, three generously sized double bedrooms, with the master bedroom featuring an en-suite, complemented by a modern family bathroom and a convenient guest W.C. The interior spaces are meticulously presented, providing a comfortable and inviting atmosphere for every-day living and entertaining. Externally, the property boasts a beautifully presented private rear garden, providing a tranquil outdoor space for relaxation and enjoyment. The driveway offers parking for multiple vehicles, catering to the needs of a modern family lifestyle. Furthermore, this property is offered freehold, providing peace of mind and flexibility to its future owners. Combining comfort, style, and practicality, this home embodies the essence of modern family living. Do not miss out on the opportunity of this fabulous home! EPC Rating: C ## Property Photos - ![Photo](/listings/photos/167366495/969909) - ![Entrance Hall](/listings/photos/167366495/969910) - Entrance Hall - ![Lounge](/listings/photos/167366495/969911) - Lounge - ![Lounge](/listings/photos/167366495/969912) - Lounge - ![Lounge](/listings/photos/167366495/969913) - Lounge - ![Kitchen/Diner](/listings/photos/167366495/969914) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969915) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969916) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969917) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969918) - Kitchen/Diner - ![Photo](/listings/photos/167366495/969919) - ![Kitchen/Diner](/listings/photos/167366495/969920) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969921) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/167366495/969922) - Kitchen/Diner - ![Photo](/listings/photos/167366495/969923) - ![Conservatory](/listings/photos/167366495/969924) - Conservatory - ![Conservatory](/listings/photos/167366495/969925) - Conservatory - ![Conservatory](/listings/photos/167366495/969926) - Conservatory - ![Conservatory](/listings/photos/167366495/969927) - Conservatory - ![Office](/listings/photos/167366495/969928) - Office - ![Office](/listings/photos/167366495/969929) - Office - ![Guest W.C](/listings/photos/167366495/969930) - Guest W.C - ![Photo](/listings/photos/167366495/969931) - ![Bedroom One](/listings/photos/167366495/969932) - Bedroom One - ![Bedroom One](/listings/photos/167366495/969933) - Bedroom One - ![Bedroom One](/listings/photos/167366495/969934) - Bedroom One - ![Bedroom One](/listings/photos/167366495/969935) - Bedroom One - ![Bedroom One](/listings/photos/167366495/969936) - Bedroom One - ![Bedroom One](/listings/photos/167366495/969937) - Bedroom One - ![Photo](/listings/photos/167366495/969938) - ![En-Suite Shower Room](/listings/photos/167366495/969939) - En-Suite Shower Room - ![En-Suite Shower Room](/listings/photos/167366495/969940) - En-Suite Shower Room - ![Photo](/listings/photos/167366495/969941) - ![Bedroom Two](/listings/photos/167366495/969942) - Bedroom Two - ![Bedroom Two](/listings/photos/167366495/969943) - Bedroom Two - ![Bedroom Two](/listings/photos/167366495/969944) - Bedroom Two - ![Bedroom Three](/listings/photos/167366495/969945) - Bedroom Three - ![Photo](/listings/photos/167366495/969946) - ![Bedroom Three](/listings/photos/167366495/969947) - Bedroom Three - ![Bedroom Three](/listings/photos/167366495/969948) - Bedroom Three - ![Photo](/listings/photos/167366495/969949) - ![Family Bathroom](/listings/photos/167366495/969950) - Family Bathroom - ![Photo](/listings/photos/167366495/969951) - ![Landing](/listings/photos/167366495/969952) - Landing - ![Entrance Hall](/listings/photos/167366495/969953) - Entrance Hall - ![Photo](/listings/photos/167366495/969954) - ![Photo](/listings/photos/167366495/969955) - ![Photo](/listings/photos/167366495/969956) - ![Photo](/listings/photos/167366495/969957) - ![Photo](/listings/photos/167366495/969958) - ![Photo](/listings/photos/167366495/969959) - ![Photo](/listings/photos/167366495/969960) - ![Photo](/listings/photos/167366495/969961) - ![Photo](/listings/photos/167366495/969962) - ![Photo](/listings/photos/167366495/969963) - ![Photo](/listings/photos/167366495/969964) - ![Photo](/listings/photos/167366495/969965) - ![Photo](/listings/photos/167366495/969966) - ![Photo](/listings/photos/167366495/969967) - ![Photo](/listings/photos/167366495/969968) - ![Photo](/listings/photos/167366495/969969) ## Floorplans - ![Ground Floor](/listings/photos/167366495/969970) - Ground Floor - ![First Floor](/listings/photos/167366495/969971) - First Floor ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £485,000 | 27/03/2026 | Detached | | 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £250,000 | 25/11/2011 | Detached | | 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £148,000 | 18/12/2001 | Detached | | 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £111,000 | 21/01/2000 | Detached | | 15 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £92,950 | 11/04/1997 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 31 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £385,000 | 11/04/2025 | Detached | | [Same street] 1 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £460,000 | 21/02/2025 | Detached | | 17 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £428,000 | 24/11/2023 | Detached | | 1 SIXPOOLS GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GR | £600,000 | 07/07/2023 | Detached | | 78 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £620,000 | 16/05/2023 | Detached | | 2 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £417,500 | 28/04/2023 | Detached | | 9 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £515,000 | 03/02/2023 | Detached | | 82 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GP | £455,000 | 11/11/2022 | Detached | | 9 CORNLEA DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XW | £725,000 | 20/10/2022 | Detached | | 10 THE CHANTERS, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XL | £605,000 | 20/10/2022 | Detached | | 40 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £390,000 | 07/10/2022 | Detached | | [Same street] 49 LADYHILL VIEW, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7LH | £395,000 | 20/09/2022 | Detached | | 3 EDGE GREEN, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XP | £407,000 | 25/08/2022 | Detached | | 9 ELLERBECK CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XN | £450,000 | 27/07/2022 | Detached | | 12 GREYLAG CRESCENT, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7AB | £630,000 | 11/03/2022 | Detached | | 10 HOWBRIDGE CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XZ | £360,000 | 03/03/2022 | Detached | | 8 WOODSHAW GROVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XX | £465,000 | 18/02/2022 | Detached | | 3 SPINDLEPOINT DRIVE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7GL | £305,000 | 17/12/2021 | Detached | | 28 HABERGHAM CLOSE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7XJ | £457,000 | 24/09/2021 | Detached | | 43 PARR FOLD AVENUE, WORSLEY, MANCHESTER, SALFORD, GREATER MANCHESTER, M28 7HE | £387,000 | 03/09/2021 | Detached | **Street average:** £427,500 (2 sales) **Area average:** £477,861 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £460,524 (42 Detached, M28, 2024–2026) - **Deviation:** +3.1% ## 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).* - **LHA floor (this property size):** £593/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, Newearth Road, M28 | £1,300/mo | 3 | 0.41 miles | OpenRent | | 3 Bed Semi-Detached House, St Georges Crescent, M28 | £1,150/mo | 3 | 0.65 miles | OpenRent | | 3 Bed Semi-Detached House, Whitewood Road, M28 | £1,400/mo | 3 | 0.68 miles | OpenRent | **Average rent: £1,283/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.27% (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:** 3.3% - **Cost-to-rent:** 30.4× - **Monthly cashflow:** £-726/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.3% *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:** £4,167/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.1% - **10y growth:** 72.5% ## House Price Index (HM Land Registry) *Official index for Salford; Detached series; as of April 2026.* - **1y growth (index):** -3% - **5y growth (index):** 26.8% - **10y growth (index):** 91.2% ## 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)