Sold STC Terraced

172 HEALD PLACE

MANCHESTER, GREATER MANCHESTER M14 5WJ

2 beds 1 baths 829 sq ft Listed 3 Jul 2025 (-326d)

£250,000

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# 2 bedroom terraced house for sale (M14 5WJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER M14 5WJ |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 77 m² |
| Last sold | £235,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £901/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9350-2559-7490-2424-7415)

## Description

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

DID250200/2

## Property Photos

- ![Picture No. 12](/listings/photos/164128925/518911) - Picture No. 12
- ![Picture No. 05](/listings/photos/164128925/518912) - Picture No. 05
- ![Picture No. 11](/listings/photos/164128925/518914) - Picture No. 11
- ![Picture No. 07](/listings/photos/164128925/518915) - Picture No. 07
- ![Picture No. 03](/listings/photos/164128925/518916) - Picture No. 03
- ![Picture No. 02](/listings/photos/164128925/518918) - Picture No. 02
- ![Picture No. 10](/listings/photos/164128925/518920) - Picture No. 10
- ![Picture No. 09](/listings/photos/164128925/518921) - Picture No. 09
- ![Picture No. 04](/listings/photos/164128925/518922) - Picture No. 04
- ![Picture No. 08](/listings/photos/164128925/518923) - Picture No. 08
- ![Picture No. 06](/listings/photos/164128925/518925) - Picture No. 06

## Floorplans

- ![Floorplan](/listings/photos/164128925/518927) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/164128925/518929) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £235,000 | 18/03/2026 | Terraced |
| 172 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £130,000 | 27/09/2018 | 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 |
|---------|-------|------|------|
| 52 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE | £155,000 | 04/12/2025 | Terraced |
| 34 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £208,000 | 17/11/2025 | Terraced |
| 27 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB | £210,000 | 12/02/2025 | Terraced |
| 50 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE | £185,000 | 22/09/2023 | Terraced |
| 16 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £150,000 | 21/09/2023 | Terraced |
| 3 WORTHING STREET, MANCHESTER, GREATER MANCHESTER, M14 7PR | £185,000 | 08/09/2023 | Terraced |
| 37 ARNSIDE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PF | £175,000 | 06/09/2023 | Terraced |
| 106 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 5XE | £290,000 | 21/07/2023 | Terraced |
| 36 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ | £143,500 | 30/06/2023 | Terraced |
| 27 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG | £100,000 | 11/05/2023 | Terraced |
| 47 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB | £208,000 | 02/05/2023 | Terraced |
| 6 LYNTON STREET, MANCHESTER, GREATER MANCHESTER, M14 7NZ | £174,000 | 11/04/2023 | Terraced |
| [Same street] 158 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £217,000 | 15/02/2023 | Terraced |
| 34 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ | £160,000 | 16/12/2022 | Terraced |
| 105 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £189,000 | 16/12/2022 | Terraced |
| 35 BROMPTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QA | £210,000 | 05/12/2022 | Terraced |
| 124 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £190,000 | 11/11/2022 | Terraced |
| 133 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £190,000 | 11/11/2022 | Terraced |
| 28 NEWLYN STREET, MANCHESTER, GREATER MANCHESTER, M14 7PQ | £74,454 | 11/11/2022 | Terraced |
| 184 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 7DE | £330,000 | 01/11/2022 | Terraced |
| 25 CAMBORNE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PH | £152,500 | 28/10/2022 | Terraced |
| [Same street] 150 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ | £182,500 | 29/06/2021 | Terraced |

**Street average:** £199,750 (2 sales)
**Area average:** £183,973 (20 sales)

## Price vs local average

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

- **Local average:** £377,752 (55 Terraced, M14, 2024–2026)
- **Deviation:** -33.8%

## 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).*

- **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, Letchworth St, M14 | £1,200/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Terraced House, Wykeham St, M14 | £1,200/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £1,200/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*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:** £3,247/m²

## Capital growth trend

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

- **5y growth:** 65.3%
- **10y growth:** 138.8%

## House Price Index (HM Land Registry)

*Official index for Manchester; Terraced series; as of February 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 29.9%
- **10y growth (index):** 87.5%

## 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)

Picture No. 12 Picture No. 05 Picture No. 11 Picture No. 07 Picture No. 03 Picture No. 02 Picture No. 10 Picture No. 09 Picture No. 04 Picture No. 08 Picture No. 06

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Property details

Tenure

LEASEHOLD (879 years remaining on lease)

Floor area

77 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£235,000 Mar 2026

Price per m²

£3,247/m²

Local average

£377,752 (-33.8%)

Deprivation

Decile 1 (1,692 of 33,755)

Street crime

2 incidents within 1 mile (Mar 2026)

Additional details

Garden: Yes

Description

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

DID250200/2

Listed by

Didsbury

Favsco 23 Ltd - LSL Franchise

Reference: 164128925

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 21/11/2024

Current heating cost: £901/year

Potential heating cost: £818/year

Est. upgrade cost to C: £19,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

81% since 2018

Event	Date	Price	% change
Sold	18/03/2026 (2 months ago)	£235,000	+80.8%
Sold	27/09/2018 (7 years ago)	£130,000	—

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
52 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE	£155,000	04/12/2025	Terraced
34 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£208,000	17/11/2025	Terraced
27 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB	£210,000	12/02/2025	Terraced
50 LETCHWORTH STREET, MANCHESTER, GREATER MANCHESTER, M14 7PE	£185,000	22/09/2023	Terraced
16 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£150,000	21/09/2023	Terraced
3 WORTHING STREET, MANCHESTER, GREATER MANCHESTER, M14 7PR	£185,000	08/09/2023	Terraced
37 ARNSIDE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PF	£175,000	06/09/2023	Terraced
106 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 5XE	£290,000	21/07/2023	Terraced
36 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ	£143,500	30/06/2023	Terraced
27 BOSCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PG	£100,000	11/05/2023	Terraced
47 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB	£208,000	02/05/2023	Terraced
6 LYNTON STREET, MANCHESTER, GREATER MANCHESTER, M14 7NZ	£174,000	11/04/2023	Terraced
Same street 158 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ	£217,000	15/02/2023	Terraced
34 WINCOMBE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PJ	£160,000	16/12/2022	Terraced
105 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£189,000	16/12/2022	Terraced
35 BROMPTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QA	£210,000	05/12/2022	Terraced
124 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£190,000	11/11/2022	Terraced
133 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT	£190,000	11/11/2022	Terraced
28 NEWLYN STREET, MANCHESTER, GREATER MANCHESTER, M14 7PQ	£74,454	11/11/2022	Terraced
184 PLATT LANE, MANCHESTER, GREATER MANCHESTER, M14 7DE	£330,000	01/11/2022	Terraced
25 CAMBORNE STREET, MANCHESTER, GREATER MANCHESTER, M14 7PH	£152,500	28/10/2022	Terraced
Same street 150 HEALD PLACE, MANCHESTER, GREATER MANCHESTER, M14 5WJ	£182,500	29/06/2021	Terraced

Street average: £199,750 (2 sales)

Area average: £183,973 (20 sales)

Capital growth trend

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

5y growth 65.3%

10y growth 138.8%

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

1y (index) 5.9%

5y (index) 29.9%

10y (index) 87.5%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: BACKFIELD (2003) LIMITED (04846350)

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 East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M14 5WJ

Nearby

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

Type	Name	Distance
Bus stop	Heald Place	0.0 miles
Shop	Dev News	0.1 miles
Shop	Mix & Match Stock	0.1 miles
Bus stop	Yew Tree Road	0.1 miles
University	Fallowfield Reception and Richmond Amenities Building	0.7 miles
University	University of Manchester Fallowfield Campus	0.8 miles
Hospital	The Ailsa Craig Medical Practise	0.9 miles
Hospital	Shiv Lodge Medical Centre	1.2 miles
Train station	Mauldeth Road	1.4 miles
Train station	Levenshulme	1.5 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Total incidents	2

Within 1 mile during Mar 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
Heald Place Primary School	Primary	0.1 miles	Good — 8 May 2019
The Divine Mercy Roman Catholic Primary School	Primary	0.2 miles	Requires improvement — 3 Jul 2024
Manchester High School for Girls	Other	0.3 miles	— (No rating)
Claremont Primary School	Primary	0.3 miles	Good — 21 Nov 2023
The Hart Road Pupil Referral Unit	Other	0.4 miles	— (No rating)

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, Letchworth St, M14	£1,200/mo	2	0.15 miles	OpenRent
2 Bed Terraced House, Wykeham St, M14	£1,200/mo	2	0.37 miles	OpenRent

Average rent: £1,200/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 5.8%

Cost-to-rent ratio 17.4×

Monthly cashflow £70/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.2%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).