# 6 bedroom semi-detached house for sale (M20 4AR) ## Property Details | Key | Value | |-----|-------| | Address | 52 ARNFIELD ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M20 4AR | | Price | £480,000 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1930-1949 | | Floor area | 114 m² | | Last sold | £190,000 Oct 2006 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 22/01/2030 - **Current heating cost:** £611/year - **Est. upgrade cost to C:** £10,920 ### Recommendations - W1 (£800 - £1,200) - E (£20) - G (£350 - £450) - 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/2278-0036-6289-5690-3260) ## 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 £4,170 per month (including bills), the property achieves an impressive annual rental income of £50,040, delivering a gross yield of approximately 10.4%. 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 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/173579063/85747) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85748) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85749) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85750) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85751) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85752) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85753) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85754) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85755) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85756) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85757) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85758) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85759) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85760) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85761) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85762) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173579063/85763) - pbox-IMG.jpg ## Floorplans - ![pbox-FP.jpg](/listings/photos/173579063/85764) - pbox-FP.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/173579063/85765) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £190,000 | 09/10/2006 | 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 | |---------|-------|------|------| | 92 FAIRHOLME ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SB | £380,000 | 24/11/2025 | Semi-detached | | 20 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £500,000 | 29/08/2025 | Semi-detached | | [Same street] 62 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £370,000 | 24/10/2023 | Semi-detached | | 63 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SE | £395,000 | 31/08/2023 | Semi-detached | | 5 COTTONFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QW | £296,000 | 06/04/2023 | Semi-detached | | 38 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SF | £332,000 | 16/12/2022 | Semi-detached | | 3 ALVERSTONE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AS | £400,000 | 25/11/2022 | Semi-detached | | 25 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4WG | £625,000 | 09/11/2022 | Semi-detached | | 55 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SE | £340,000 | 16/09/2022 | Semi-detached | | 27 PRIDMOUTH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GN | £380,000 | 09/09/2022 | Semi-detached | | 72 HEATON ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GW | £285,000 | 26/08/2022 | Semi-detached | | 31 PRIDMOUTH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GN | £371,000 | 19/08/2022 | Semi-detached | | [Same street] 64 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £346,500 | 12/07/2022 | Semi-detached | | 88 FAIRHOLME ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SB | £365,000 | 12/07/2022 | Semi-detached | | 49 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SE | £335,000 | 17/06/2022 | Semi-detached | | 22 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £334,000 | 11/02/2022 | Semi-detached | | 8 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4WG | £510,000 | 27/01/2022 | Semi-detached | | 10 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4WG | £730,000 | 21/01/2022 | Semi-detached | | 52 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SF | £270,000 | 06/01/2022 | Semi-detached | | [Same street] 66 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £355,000 | 24/11/2021 | Semi-detached | | 158 SCHOOL GROVE, MANCHESTER, GREATER MANCHESTER, M20 4SD | £325,000 | 22/10/2021 | Semi-detached | | 19 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £310,000 | 20/10/2021 | Semi-detached | | 54 ALAN ROAD, MANCHESTER, GREATER MANCHESTER, M20 4SF | £280,000 | 20/09/2021 | Semi-detached | | [Same street] 72 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £325,523 | 16/07/2021 | Semi-detached | **Street average:** £349,256 (4 sales) **Area average:** £388,150 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £488,914 (66 Semi-detached, M20, 2024–2026) - **Deviation:** -1.8% ## 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 Central Greater Manchester (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 End Terrace, Bridgelea Road, M20 | £650/mo | 6 | 0.31 miles | OpenRent | **Average rent: £650/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £81,250 - **Target investor price (1%):** £65,000 *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 £650/mo).* - **Gross yield:** 1.6% - **Cost-to-rent:** 61.5× - **Monthly cashflow:** £-1,330/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.5% *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:** £4,211/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8.4% - **10y growth:** 65.7% ## 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)