# 2 bedroom semi-detached house for sale (WN7 5DQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 MAY AVENUE, LEIGH, GREATER MANCHESTER WN7 5DQ |
| Price | £170,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 69 m² |
| Last sold | £168,000 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/01/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £506/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2528-8043-6219-4855-5994)

## Description

The property boasts a semi-detached layout, offering the perfect balance of space and privacy.

Step inside, and you'll be greeted by a thoughtfully designed interior that seamlessly blends style and functionality. The spacious living room. The adjoining dining area offers an ideal space for family gatherings and entertaining guests. The well-appointed kitchen is a haven for culinary enthusiasts, featuring ample storage.

Venture upstairs to discover two generously sized bedrooms, each with its own unique charm. The master bedroom provides a peaceful retreat. The additional bedroom offer versatility, accommodating various lifestyle needs, whether it be a home office, guest room, or a cozy space for the little ones. The family bathroom, situated conveniently on the upper level and completes the arrangement of upstairs.

The outdoor space of this property is equally inviting, featuring a private garden area.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/144230051/588598)
- ![Photo](/listings/photos/144230051/588605)
- ![Photo](/listings/photos/144230051/588607)
- ![Photo](/listings/photos/144230051/588611)
- ![Photo](/listings/photos/144230051/588631)
- ![Photo](/listings/photos/144230051/588636)
- ![Photo](/listings/photos/144230051/588639)
- ![Photo](/listings/photos/144230051/588642)
- ![Photo](/listings/photos/144230051/588648)

## Floorplans

- ![Floorplan 1](/listings/photos/144230051/588654) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 MAY AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DQ | £168,000 | 15/11/2024 | Semi-detached |
| 11 MAY AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DQ | £95,500 | 03/08/2018 | Semi-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 |
|---------|-------|------|------|
| 24 LAKESIDE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5BL | £123,000 | 27/08/2025 | Semi-detached |
| 6 HILDA STREET, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DG | £140,000 | 10/07/2025 | Semi-detached |
| 64 ANGUS AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DN | £205,000 | 22/09/2023 | Semi-detached |
| [Same street] 9 MAY AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DQ | £160,000 | 30/06/2023 | Semi-detached |
| 20 EDNA ROAD, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5ES | £125,000 | 23/06/2023 | Semi-detached |
| 29 HULME ROAD, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5BT | £178,000 | 06/06/2023 | Semi-detached |
| 1 CHERRY TREE GROVE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5BH | £140,000 | 05/04/2023 | Semi-detached |
| 19 KENNETH GROVE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5BX | £110,000 | 17/03/2023 | Semi-detached |
| 83 ANGUS AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DJ | £145,000 | 21/12/2022 | Semi-detached |
| 8 EDNA ROAD, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5ES | £134,000 | 19/12/2022 | Semi-detached |
| 2 LITTLE PASTURE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5LW | £142,000 | 19/12/2022 | Semi-detached |
| 6 LITTLE PASTURE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5LW | £116,000 | 16/12/2022 | Semi-detached |
| 68 ENA CRESCENT, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5EY | £142,000 | 17/11/2022 | Semi-detached |
| 2 ENA CRESCENT, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5EY | £135,000 | 30/09/2022 | Semi-detached |
| 85 ENA CRESCENT, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5ET | £125,000 | 13/09/2022 | Semi-detached |
| 14 ENA CRESCENT, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5EY | £105,000 | 27/07/2022 | Semi-detached |
| 30 LAKESIDE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5BL | £158,000 | 13/07/2022 | Semi-detached |
| 85 ANGUS AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DJ | £150,000 | 16/05/2022 | Semi-detached |
| 2 HILDA STREET, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DG | £167,000 | 03/05/2022 | Semi-detached |
| 16 ANGUS AVENUE, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DN | £160,500 | 20/04/2022 | Semi-detached |
| 32 HILDA STREET, LEIGH, WIGAN, GREATER MANCHESTER, WN7 5DG | £145,000 | 25/03/2022 | Semi-detached |

**Street average:** £160,000 (1 sale)
**Area average:** £142,275 (20 sales)

## Price vs local average

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

- **Local average:** £239,931 (63 Semi-detached, WN7, 2024–2026)
- **Deviation:** -29.1%

## Rental Range

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

- **Low:** £663/mo
- **Realistic:** £737/mo
- **Optimistic:** £811/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £474/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Wigan Road, WN7 | £850/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Terraced House, Cameron Street, WN7 | £860/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Terraced House, Gordon St, WN7 | £850/mo | 2 | 0.69 miles | OpenRent |
| 2 Bed End Terrace, Leigh Road, WN7 | £850/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Terraced House, Oxford St, WN7 | £895/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Terraced House, Irvine St, WN7 | £2,660/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Terraced House, Hope St, WN7 | £895/mo | 2 | 0.84 miles | OpenRent |
| 2 Bed Flat, Chester Street, WN7 | £850/mo | 2 | 0.9 miles | OpenRent |
| 2 Bed Terraced House, Bond St, WN7 | £895/mo | 2 | 1.07 miles | OpenRent |

**Average rent: £1,067/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £107,500
- **Target investor price (1%):** £86,000

*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 £860/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £80/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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:** £2,464/m²

## Capital growth trend

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

- **5y growth:** 48.9%
- **10y growth:** 91.5%

## House Price Index (HM Land Registry)

*Official index for Wigan; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 29.3%
- **10y growth (index):** 70.1%

## 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)