# 6 bedroom semi-detached house for sale (M14 6EL) ## Property Details | Key | Value | |-----|-------| | Address | 25 BROCKLEBANK ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M14 6EL | | Price | £480,000 | | Bathrooms | 2 | | Council tax | C | | Last sold | £218,000 Jul 2007 | ## Description This extended six bedroom HMO offers generous accommodation, strong rental performance, and an excellent location close to Fallowfield’s vibrant student area and commuter links. Benefiting from a full HMO licence and C4 planning use, the property provides a fully compliant investment, that’s already generating an impressive income. Currently fully let at £3,768 per month (excluding bills), the property achieves an impressive annual rental income of £45,216, delivering a yield of approximately 9.4%. The accommodation has been thoughtfully arranged to suit shared living. On the ground floor, a bright and spacious open plan kitchen/living area forms the social hub of the home, complemented by three well sized bedrooms, a modern shower room and separate WC offering practicality for multiple occupants. To the first floor, the property offers three further well proportioned bedrooms and a three piece bathroom, ensuring comfortable accommodation for all occupants. Externally, the home benefits from a private driveway, offering off road parking, as well as a rear garden providing low-maintenance outdoor space. Situated close to shops, amenities, university campuses and major transport routes, this property represents a high-performing investment in a highly desirable location. Don’t miss out on this exceptional opportunity, book your viewing today! ## Property Photos - ![pbox-IMG.jpg](/listings/photos/171593786/88950) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88951) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88952) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88953) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88954) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88955) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88956) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88957) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88958) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88959) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88960) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88961) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88962) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88963) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88964) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88965) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88966) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88967) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/171593786/88968) - pbox-IMG.jpg ## Floorplans - ![pbox-FP.jpg](/listings/photos/171593786/88969) - pbox-FP.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/171593786/88970) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 BROCKLEBANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EL | £218,000 | 12/07/2007 | Semi-detached | | 25 BROCKLEBANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EL | £92,000 | 07/03/2002 | 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 | |---------|-------|------|------| | 19 BARNSFOLD AVENUE, MANCHESTER, GREATER MANCHESTER, M14 6FJ | £320,000 | 04/12/2025 | Semi-detached | | 7 COLGATE CRESCENT, MANCHESTER, GREATER MANCHESTER, M14 6FN | £482,769 | 10/11/2025 | Semi-detached | | [Same street] 23 BROCKLEBANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EL | £435,000 | 29/08/2025 | Semi-detached | | 12 LEIGHBROOK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6BR | £315,000 | 26/03/2025 | Semi-detached | | 5 LEIGHBROOK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6BG | £327,000 | 21/11/2024 | Semi-detached | | 53 VICTORIA ROAD, FALLOWFIELD, MANCHESTER, GREATER MANCHESTER, M14 6BW | £450,000 | 08/12/2023 | Semi-detached | | 5 BARNSFOLD AVENUE, MANCHESTER, GREATER MANCHESTER, M14 6FJ | £275,000 | 30/11/2023 | Semi-detached | | 126 WELLINGTON ROAD, FALLOWFIELD, MANCHESTER, GREATER MANCHESTER, M14 6AR | £410,000 | 22/08/2023 | Semi-detached | | 21 LEIGHBROOK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6BG | £437,500 | 18/08/2023 | Semi-detached | | 4 COLGATE CRESCENT, MANCHESTER, GREATER MANCHESTER, M14 6FN | £375,000 | 23/02/2023 | Semi-detached | | 46 FINCHLEY ROAD, MANCHESTER, GREATER MANCHESTER, M14 6FH | £370,000 | 19/12/2022 | Semi-detached | | 57 FINCHLEY ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EN | £315,500 | 07/11/2022 | Semi-detached | | 2 WELLINGTON ROAD, FALLOWFIELD, MANCHESTER, GREATER MANCHESTER, M14 6EQ | £380,000 | 03/11/2022 | Semi-detached | | [Same street] 14 BROCKLEBANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EL | £262,000 | 31/10/2022 | Semi-detached | | 69 VICTORIA ROAD, FALLOWFIELD, MANCHESTER, GREATER MANCHESTER, M14 6BW | £285,000 | 22/08/2022 | Semi-detached | | 4 FINCHLEY ROAD, MANCHESTER, GREATER MANCHESTER, M14 6FH | £338,000 | 28/07/2022 | Semi-detached | | 7 CARRINGTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 6ED | £290,000 | 20/06/2022 | Semi-detached | | 57 VICTORIA ROAD, FALLOWFIELD, MANCHESTER, GREATER MANCHESTER, M14 6BW | £315,000 | 09/06/2022 | Semi-detached | | 20 BARNSFOLD AVENUE, MANCHESTER, GREATER MANCHESTER, M14 6FJ | £295,500 | 09/06/2022 | Semi-detached | | 30 BRENTBRIDGE ROAD, MANCHESTER, GREATER MANCHESTER, M14 6AS | £220,000 | 20/05/2022 | Semi-detached | | 29 WHITEBROOK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EH | £315,000 | 03/05/2022 | Semi-detached | | 11A BRENTBRIDGE ROAD, MANCHESTER, GREATER MANCHESTER, M14 6AU | £165,000 | 25/03/2022 | Semi-detached | | [Same street] 4 BROCKLEBANK ROAD, MANCHESTER, GREATER MANCHESTER, M14 6EL | £221,000 | 17/06/2021 | Semi-detached | **Street average:** £306,000 (3 sales) **Area average:** £334,063 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £360,458 (30 Semi-detached, M14, 2024–2026) - **Deviation:** +33.2% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,214/mo - **Realistic:** £1,349/mo - **Optimistic:** £1,484/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 | |------|------|------|------|------| | 6 Bed Semi-Detached House, Yew Tree Road, M14 | £3,450/mo | 6 | 0.23 miles | OpenRent | **Average rent: £3,450/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.72% (weak for cashflow) - **Max investor price (0.8%):** £431,250 - **Target investor price (1%):** £345,000 *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 £3,450/mo).* - **Gross yield:** 8.6% - **Cost-to-rent:** 11.6× - **Monthly cashflow:** £1,190/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 10.3% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 65.7% - **10y growth:** 79.2% ## House Price Index (HM Land Registry) *Official index for Manchester; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 23.5% - **10y growth (index):** 84.8% ## 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)