# 4 bedroom town house for sale (WA14 3EG) ## Property Details | Key | Value | |-----|-------| | Address | 22 ASH GROVE, ALTRINCHAM, BOWDON, GREATER MANCHESTER WA14 3EG | | Price | £625,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1991-1995 | | Floor area | 140 m² | | Last sold | £485,000 Sep 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 08/05/2033 - **Current heating cost:** £1,972/year - **Est. upgrade cost to C:** £5,700 ### Recommendations - O3 (£1,000 - £1,400) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9600-0519-0522-3207-3573) ## Description A WELL PRESENTED, UPDATED AND IMPROVED MODERN THREE STOREY TOWN HOUSE IN QUIET CUL-DE-SAC WALKING DISTANCE TO SCHOOLS AND SHOPS. 1539sqft. Porch. Hall. WC. Two Receptions. Dining Kitchen. Four Bedrooms. Two Baths/Showers. Parking. Garden. A well presented, updated and improved modern three storey Town House built with attractive reclaimed Cheshire brick with diamond leaded windows and positioned towards the head of this quiet cul-de-sac conveniently located with the Bollin and Bowdon Church schools and local convenience shops literally on the doorstep. The versatile accommodation is arranged over Three Floors extending to approximately 1539 sqft and provides Two large Reception Rooms in addition to the Dining Kitchen over the Ground and First Floor and has up to Four Bedrooms served by Two Bath/Shower Room, including an En Suite to the Principal Bedroom. The property benefits from a modern Kitchen and Two recently upgraded Bath/Shower Rooms and literally is ready to move into with the minimum of fuss. Comprising: Enclosed Porch. Double doors lead to a Utility Area with space and plumbing for a washing machine and dryer. Glazed Entrance door to the spacious Hall with spindle balustrade staircase rising to the First Floor. Access to under stairs Cloaks and storage cupboard. Ground Floor WC fitted with a white Duravit suite with chrome fittings providing a WC and vanity unit wash hand basin. Tiling to the floor. Window to the side. Family Room/Guest Bedroom with diamond leaded window to the front. LED lighting. Superb Dining Kitchen fitted with a range of contemporary high gloss grey coloured base and eye level units with worktops over, inset into which is a one and half bowl sink and drainer unit with chrome mixer taps over. Quooker hot water tap. Integrated appliances include an oven, hob and extractor fan over, microwave oven and dishwasher. The units incorporate an Island unit. There is space for a freestanding fridge freezer. Wide patio doors overlook, give access to and enjoy an aspect to the rear. First Floor Landing. Lounge with floor to ceiling patio doors opening onto a Juliet balcony. Fireplace feature and built in cupboards and display shelving either side of the chimney breast recess. Bedroom One with a diamond leaded window to the front. Tiled flooring. Family Bathroom with a suite in white with chrome fittings, providing a bath with thermostatic shower over and drench shower head, vanity unit wash hand basin with toiletry cupboards below and WC. Window to the front. Chrome ladder radiator. Chrome finish LED lighting. Second Floor Landing. Bedroom Two is another Double bedroom to the rear with built in double wardrobe and airing cupboard. Bedroom Three with a rear aspect. Built in wardrobes. Principal Bedroom Four to the front elevation with built in triple wardrobes. This Bedroom enjoys a stylish En Suite Shower Room providing a large corner shower cubicle with thermostatic shower and drench shower head, vanity unit wash hand basin with toiletry cupboards below and WC. LED lighting. Chrome finish heated towel rail. Window to the front. Externally, the property is approached via a Driveway providing off road Parking. To the rear there is a decked patio area directly adjacent to the back of the house, accessed via the Dining Kitchen. Beyond, the Garden is laid principally to Astroturf for ease of maintenance and is enclosed within timber fencing. Part UPVC and part wood frame double glazing. Gas central heating on a combination boiler. A superbly located family sized home with versatile accommodation. - Freehold - Council Tax Band F ## Property Photos - ![Main](/listings/photos/89231262/652380) - Main - ![Dining Kitchen](/listings/photos/89231262/652383) - Dining Kitchen - ![Lounge](/listings/photos/89231262/652385) - Lounge - ![Garden](/listings/photos/89231262/652387) - Garden - ![Hall](/listings/photos/89231262/652389) - Hall - ![Hall](/listings/photos/89231262/652391) - Hall - ![Ground Floor WC](/listings/photos/89231262/652393) - Ground Floor WC - ![Dining Kitchen](/listings/photos/89231262/652395) - Dining Kitchen - ![Family Room / Bedroom 5.jpg](/listings/photos/89231262/652397) - Family Room / Bedroom 5.jpg - ![Family Room / Bedroom 5](/listings/photos/89231262/652399) - Family Room / Bedroom 5 - ![First Floor Landing](/listings/photos/89231262/652401) - First Floor Landing - ![Lounge](/listings/photos/89231262/652404) - Lounge - ![Lounge](/listings/photos/89231262/652406) - Lounge - ![Bedroom 1](/listings/photos/89231262/652407) - Bedroom 1 - ![Bedroom 1](/listings/photos/89231262/652409) - Bedroom 1 - ![Family Bathroom](/listings/photos/89231262/652410) - Family Bathroom - ![Bedroom 2](/listings/photos/89231262/652411) - Bedroom 2 - ![Bedroom 2](/listings/photos/89231262/652412) - Bedroom 2 - ![Bedroom 3](/listings/photos/89231262/652413) - Bedroom 3 - ![Bedroom 3](/listings/photos/89231262/652414) - Bedroom 3 - ![Bedroom 4](/listings/photos/89231262/652415) - Bedroom 4 - ![Bedroom 4](/listings/photos/89231262/652416) - Bedroom 4 - ![Bedroom 4](/listings/photos/89231262/652417) - Bedroom 4 - ![bed 4 En-Suite](/listings/photos/89231262/652418) - bed 4 En-Suite - ![Street View](/listings/photos/89231262/652419) - Street View - ![Street View](/listings/photos/89231262/652420) - Street View - ![Town View](/listings/photos/89231262/652421) - Town View ## Floorplans - ![Floor plan](/listings/photos/89231262/652422) - Floor plan ## EPC Graphs - ![EE Rating](/listings/photos/89231262/652423) - EE Rating ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #6587365 - **Address:** 22 Ash Grove, Bowdon, WA14 3EG - **Certificate Issued:** 02/06/2009 - **Work Completed:** 15/05/2009 - **Items:** 2 window(s) ### FENSA Certificate #12295674 - **Address:** 22 Ash Grove, Bowdon, WA14 3EG - **Certificate Issued:** 17/04/2017 - **Work Completed:** 20/03/2017 - **Items:** 2 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22 ASH GROVE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EG | £485,000 | 19/09/2019 | Terraced | | 22 ASH GROVE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EG | £345,000 | 27/03/2014 | Terraced | | 22 ASH GROVE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EG | £149,000 | 09/01/1998 | 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 | |---------|-------|------|------| | 2 EATON ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EH | £425,000 | 16/01/2026 | Terraced | | 12 EAST DOWNS ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 2LQ | £1,325,000 | 05/02/2025 | Terraced | | 8 YORK ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EQ | £530,000 | 20/10/2023 | Terraced | | [Same street] 8 ASH GROVE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EG | £602,500 | 11/11/2022 | Semi-detached | | 26 EATON ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EH | £410,000 | 09/11/2022 | Terraced | | 1 VALE VIEW, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3BD | £725,000 | 16/09/2022 | Terraced | | 32 HALL ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3AN | £585,050 | 26/08/2022 | Terraced | | 30 HALL ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3AN | £580,000 | 26/08/2022 | Terraced | | 2 EATON ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EH | £417,000 | 12/08/2022 | Terraced | | 2 EAST DOWNS ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 2LH | £1,600,000 | 10/08/2022 | Terraced | | 4 YORK ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EQ | £477,500 | 13/05/2022 | Terraced | | 3 ALBANVALE CLOSE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3GR | £465,500 | 09/05/2022 | Terraced | | 9 NIELDS CROFT, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3DU | £827,500 | 31/03/2022 | Terraced | | 46 YORK ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EF | £487,500 | 25/03/2022 | Terraced | | 2 VALE VIEW, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3BD | £422,500 | 18/03/2022 | Terraced | | 12 VALE VIEW, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3BD | £420,000 | 18/03/2022 | Terraced | | 1 ALBANVALE CLOSE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3GR | £520,000 | 31/01/2022 | Terraced | | ASHDENE VICARAGE LANE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3AS | £945,000 | 26/11/2021 | Terraced | | [Same street] 3 ASH GROVE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EG | £530,000 | 15/11/2021 | Detached | | 36 EATON ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EH | £452,550 | 14/10/2021 | Terraced | | 50 YORK ROAD, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3EF | £473,000 | 17/09/2021 | Terraced | | THE WICKET, 9 VICARAGE LANE, BOWDON, ALTRINCHAM, TRAFFORD, GREATER MANCHESTER, WA14 3AR | £1,220,000 | 15/09/2021 | Terraced | **Street average:** £566,250 (2 sales) **Area average:** £665,405 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £464,706 (34 Terraced, WA14, 2024–2026) - **Deviation:** +34.5% ## Rental Range *ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,226/mo - **Realistic:** £1,362/mo - **Optimistic:** £1,498/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,396/mo ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £170,250 - **Target investor price (1%):** £136,200 *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:** £4,464/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.1% - **10y growth:** 28.2% ## House Price Index (HM Land Registry) *Official index for Trafford; Terraced series; as of March 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.4% - **10y growth (index):** 65.8% ## 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)