# 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
- **Expiry date:** 20/11/2034
- **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 |
| 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 |
| 124 PARKFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7PT | £190,000 | 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:** £374,221 (56 Terraced, 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).*

- **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, Wykeham St, M14 | £1,200/mo | 2 | 0.37 miles | OpenRent |

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

## 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:** 57.2%
- **10y growth:** 105.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.2%
- **5y growth (index):** 23.3%
- **10y growth (index):** 85.1%

## 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)