Sold House

11 RECTORY ROAD

MANCHESTER, GREATER MANCHESTER M8 5EA

5 beds 223 m² Listed 3 May 2014 (-4426d)

£70,000

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# 5 bedroom house for sale (M8 5EA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER M8 5EA |
| Price | £70,000 |
| Bedrooms | 5 |
| Last sold | £138,000 Jul 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/10/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,726/year
- **Est. upgrade cost to C:** £23,220

### Recommendations
- A (£100  -  £350)
- B (£500  -  £1,500)
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- E (£95)
- G (£350  -  £450)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9758-8908-7240-2044-0924)

## Description

AccommodationGround floor:                   Entrance hall, lounge, kitchen, utility room, WC, dining room, cellars

First floor:                       Three bedrooms, wet room

Second floor:                 Two bedrooms, study (no window)

Exterior:                         Gardens to the front and rear

NoteNo pre-auction offers will be considered on this lot. Property will be sold as seen

Epc RatingOn order

PossessionVacant on completion

ViewingAuction Department 0161 443 4740

You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

## Property Photos

- ![Photo](/listings/photos/30267726/309583)

## EPC Graphs

- ![EPC 1](/listings/photos/30267726/309584) - EPC 1
- ![EPC 2](/listings/photos/30267726/309585) - EPC 2
- ![EPC 3](/listings/photos/30267726/309586) - EPC 3

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £138,000 | 09/07/2014 | 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 |
|---------|-------|------|------|
| 30 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £405,000 | 13/02/2025 | Other |
| 30 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ | £405,000 | 13/02/2025 | Other |
| 23 SEYMOUR ROAD, MANCHESTER, GREATER MANCHESTER, M8 5BR | £298,000 | 19/12/2022 | Other |
| [Same street] 23 - 25 FLAT 5 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £110,000 | 23/09/2022 | Flat |
| 18B CRUMPSALL LANE, MANCHESTER, GREATER MANCHESTER, M8 5FB | £3,630,000 | 26/08/2022 | Other |
| [Same street] 10 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £895,000 | 22/03/2022 | Other |
| [Same street] 9 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA | £380,000 | 23/02/2022 | Terraced |
| 2 SEYMOUR ROAD, MANCHESTER, GREATER MANCHESTER, M8 5BG | £250,000 | 23/09/2021 | Other |

**Street average:** £461,667 (3 sales)
**Area average:** £997,600 (5 sales)

## Price vs local average

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

- **Local average:** £264,722 (9 Other, M8, 2024–2026)
- **Deviation:** -73.6%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 1.93% (strong)
- **Max investor price (0.8%):** £168,625
- **Target investor price (1%):** £134,900

*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:** £314/m²

## Capital growth trend

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

- **5y growth:** -43%
- **10y growth:** 38.2%

## House Price Index (HM Land Registry)

*Official index for Manchester; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 18.2%
- **10y growth (index):** 75.3%

## 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)

Listing type

Auction

Photo 1

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Property details

Listing category

Auction

Floor area

223 m²

EPC rating

Last sold

£138,000 Jul 2014

Price per m²

£314/m²

Local average

£264,722 (-73.6%)

Deprivation

Decile 1 (1,025 of 33,755)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

2014-06-11:40

Additional details

Garden: Yes

Description

Five bedroom terrace property. TO BE SOLD AT AUCTION ON 11 JUNE 2014. Hall, lounge, kitchen, utility room, WC, dining room, cellars, five bedrooms, study, bathroom, gardens to front and rear. In need of a full refurbishment programme. To be sold with vacant possession. EPC rating - on order. GUIDE PRICE: £70,000+. PLEASE REFER TO THE AUCTION CATALOGUE FOR FURTHER DETAILS - LOT 40
AccommodationGround floor: Entrance hall, lounge, kitchen, utility room, WC, dining room, cellars
First floor: Three bedrooms, wet room
Second floor: Two bedrooms, study (no window)
Exterior: Gardens to the front and rear
NoteNo pre-auction offers will be considered on this lot. Property will be sold as seen
Epc RatingOn order
PossessionVacant on completion
ViewingAuction Department 0161 443 4740
You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

Listed by

Auction

Edward Mellor Ltd

Reference: 30267726

EPC Rating & Upgrade Cost

This certificate expired on 14/10/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 15/10/2014

Expiry date: 14/10/2024 (expired)

Current heating cost: £1,726/year

Potential heating cost: £1,027/year

Est. upgrade cost to C: £23,220

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£95)
Upgrade heating controls (£350 - £450)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

EPC 2

EPC 3

Price history

Event	Date	Price	% change
Sold	09/07/2014 (11 years ago)	£138,000	—

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
30 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ	£405,000	13/02/2025	Other
30 ST MARYS HALL ROAD, MANCHESTER, GREATER MANCHESTER, M8 5DZ	£405,000	13/02/2025	Other
23 SEYMOUR ROAD, MANCHESTER, GREATER MANCHESTER, M8 5BR	£298,000	19/12/2022	Other
Same street 23 - 25 FLAT 5 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA	£110,000	23/09/2022	Flat
18B CRUMPSALL LANE, MANCHESTER, GREATER MANCHESTER, M8 5FB	£3,630,000	26/08/2022	Other
Same street 10 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA	£895,000	22/03/2022	Other
Same street 9 RECTORY ROAD, MANCHESTER, GREATER MANCHESTER, M8 5EA	£380,000	23/02/2022	Terraced
2 SEYMOUR ROAD, MANCHESTER, GREATER MANCHESTER, M8 5BG	£250,000	23/09/2021	Other

Street average: £461,667 (3 sales)

Area average: £997,600 (5 sales)

Capital growth trend

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

5y growth -43%

10y growth 38.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: All dwelling types. As of March 2026.

1y (index) 1.4%

5y (index) 18.2%

10y (index) 75.3%

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for West Pennine: £760/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M8 5EA

Nearby

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

Type	Name	Distance
Bus stop	Station Rd/Crumpsall Tram Stop	0.1 miles
Shop	Warners	0.1 miles
Bus stop	Higher Crumpsall, Crumpsall Lane / Crumpsall Metrolink Stop	0.1 miles
Shop	Spar	0.1 miles
Hospital	North Manchester General Hospital	0.6 miles
University	UCEN Manchester (City Campus)	1.9 miles
Train station	Manchester Victoria	2.0 miles
University	Unknown	2.4 miles
Train station	Salford Central	2.4 miles
Hospital	Prestwich Hospital (Edenfield Centre)	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Total incidents	2

Within 1 mile during Apr 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
The King David High School	Secondary	0.1 miles	Requires improvement — 17 Jul 2023
Cravenwood Primary Academy	Primary	0.1 miles	Good — 25 Apr 2017
King David Primary School	Primary	0.2 miles	Outstanding — 8 Apr 2016
Crumpsall Lane Primary School	Primary	0.2 miles	Good — 8 Nov 2023
St Anne's RC Primary School Crumpsall Manchester	Primary	0.3 miles	Good — 24 Jul 2023

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.93%

Max investor price (0.8%) £168,625

Target investor price (1%) £134,900

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).