Sold STC Semi-detached

1253 ROCHDALE ROAD

MANCHESTER, GREATER MANCHESTER M9 7EG

3 beds 1 baths 101 m² Listed 23 Oct 2025 (-324d)

£225,000

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# 3 bedroom semi-detached house for sale (M9 7EG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1253 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER M9 7EG |
| Price | £225,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £235,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £764/year
- **Est. upgrade cost to C:** £13,525

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£25)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0847-2823-7993-9406-1891)

## Description

This sizeable semi detached house is conveniently situated in the Blackley district of north Manchester, just under 4 miles from the city centre.

Having a garage, gated off-road parking and a generous rear garden, the property should make an excellent family home.

Internal inspection will reveal spacious and well proportioned accommodation over three levels featuring hall, kitchen, good-sized lounge/diner with stairs down to two good sized areas which could have a variety of uses, landing, three good bedrooms plus a family bathroom. The property benefits from gas central heating and double glazing.

The property is situated on Rochdale Road in the Blackley district of north Manchester, under 4 miles from the city centre and a short drive away from the M60/M62/M66. The property is well placed for access to an excellent range of amenities and facilities including shops, supermarkets, banks, schools, North Manchester General Hospital, North Manchester Sixth Form College and Library. MediaCity at Salford Quays is just over 6 miles away.

Anti-Money Laundering (AML) Checks - As part of making an offer, we're required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible.

## Property Photos

- ![Picture No. 30](/listings/photos/168520133/2152393) - Picture No. 30
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## Floorplans

- ![Floorplan](/listings/photos/168520133/2152418) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/168520133/2152419) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1253 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £235,000 | 23/03/2026 | 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 |
|---------|-------|------|------|
| 18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £210,000 | 12/12/2025 | Semi-detached |
| [Same street] 1225A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £221,000 | 05/12/2025 | Semi-detached |
| 6 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW | £230,000 | 26/11/2025 | Semi-detached |
| 2 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP | £315,000 | 21/11/2025 | Semi-detached |
| 7 LEVEDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JR | £180,000 | 07/11/2025 | Semi-detached |
| 12 LAUREL BANK GARDENS, MANCHESTER, GREATER MANCHESTER, M9 6BL | £145,000 | 22/10/2025 | Semi-detached |
| 9 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £240,000 | 25/06/2025 | Semi-detached |
| [Same street] 1267 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £210,000 | 27/11/2023 | Terraced |
| [Same street] 1223A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £267,000 | 27/10/2023 | Detached |
| 3 ELMTON ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JP | £250,000 | 09/10/2023 | Semi-detached |
| 35 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £245,000 | 06/04/2023 | Semi-detached |
| 18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £200,000 | 09/12/2022 | Semi-detached |
| 9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £177,500 | 02/12/2022 | Semi-detached |
| 9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £148,000 | 02/12/2022 | Semi-detached |
| 88 HILL LANE, MANCHESTER, GREATER MANCHESTER, M9 6PL | £238,500 | 01/12/2022 | Semi-detached |
| 3 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £240,000 | 01/11/2022 | Semi-detached |
| 2 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW | £200,000 | 13/10/2022 | Semi-detached |
| 32 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP | £230,000 | 09/09/2022 | Semi-detached |
| 10 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP | £207,500 | 03/08/2022 | Semi-detached |
| 2 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £242,500 | 07/04/2022 | Semi-detached |
| [Same street] 1231 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £130,000 | 01/04/2022 | Flat |
| 15 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £206,000 | 07/03/2022 | Semi-detached |
| 36 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN | £280,000 | 25/02/2022 | Semi-detached |
| 5 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £210,000 | 15/02/2022 | Semi-detached |
| [Same street] 1257 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £161,950 | 20/10/2021 | Semi-detached |
| [Same street] 1247 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG | £130,000 | 30/09/2021 | Flat |

**Street average:** £186,658 (6 sales)
**Area average:** £219,750 (20 sales)

## Price vs local average

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

- **Local average:** £218,353 (39 Semi-detached, M9, 2024–2026)
- **Deviation:** +3%

## Rental Range

*ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,229/mo
- **Realistic:** £1,365/mo
- **Optimistic:** £1,502/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Willan Road, M9 | £1,100/mo | 3 | 0.57 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17×
- **Monthly cashflow:** £79/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** £2,228/m²

## Capital growth trend

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

- **5y growth:** 30.5%
- **10y growth:** 80.8%

## House Price Index (HM Land Registry)

*Official index for Manchester; Semi-detached series; as of June 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 24.2%
- **10y growth (index):** 83.7%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

101 m²

Council tax band

EPC rating

Last sold

£235,000 Mar 2026

Price per m²

£2,228/m²

Local average

£218,353 (+3%)

Deprivation

Decile 2 (4,060 of 33,755)

Street crime

1 incident within 1 mile (Jul 2026)

Key features

NO ONWARD CHAIN
DECPTIVELY SPACIOUS
ACCOMMODATION OVER THREE FLOORS
IDEAL PROJECT TO MAXIMISE THE SPACE ON OFFER
OFF-ROAD PARKING
GARAGE/STORE
APPROX 3/4 MILES TO MANCHESTER
GARDENS
REQUIRING MODERNISATION
EPC D

Additional details

Parking: Yes
Garden: Yes

Description

NO CHAIN. Large family home | Over 1000sq ft | Over 3 floors | Ideal project - Requiring modernisation | GREAT PRICE | Easy reach of Manchester City Centre | OFF ROAD PARKING, GARAGE & GARDENS. EPC D.

This sizeable semi detached house is conveniently situated in the Blackley district of north Manchester, just under 4 miles from the city centre.

Having a garage, gated off-road parking and a generous rear garden, the property should make an excellent family home.

Internal inspection will reveal spacious and well proportioned accommodation over three levels featuring hall, kitchen, good-sized lounge/diner with stairs down to two good sized areas which could have a variety of uses, landing, three good bedrooms plus a family bathroom. The property benefits from gas central heating and double glazing.

The property is situated on Rochdale Road in the Blackley district of north Manchester, under 4 miles from the city centre and a short drive away from the M60/M62/M66. The property is well placed for access to an excellent range of amenities and facilities including shops, supermarkets, banks, schools, North Manchester General Hospital, North Manchester Sixth Form College and Library. MediaCity at Salford Quays is just over 6 miles away.

Anti-Money Laundering (AML) Checks - As part of making an offer, we're required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible.

Listed by

Middleton

The Northern Estate Agencies Group

Reference: 168520133

EPC Rating & Upgrade Cost

This certificate expired on 06/01/2026. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 07/01/2016

Expiry date: 06/01/2026 (expired)

Current heating cost: £764/year

Potential heating cost: £531/year

Est. upgrade cost to C: £13,525

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£25)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~1,861 m² (0.46 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	23/03/2026 (5 months ago)	£235,000	—

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
18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£210,000	12/12/2025	Semi-detached
Same street 1225A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£221,000	05/12/2025	Semi-detached
6 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW	£230,000	26/11/2025	Semi-detached
2 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP	£315,000	21/11/2025	Semi-detached
7 LEVEDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JR	£180,000	07/11/2025	Semi-detached
12 LAUREL BANK GARDENS, MANCHESTER, GREATER MANCHESTER, M9 6BL	£145,000	22/10/2025	Semi-detached
9 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£240,000	25/06/2025	Semi-detached
Same street 1267 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£210,000	27/11/2023	Terraced
Same street 1223A ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£267,000	27/10/2023	Detached
3 ELMTON ROAD, MANCHESTER, GREATER MANCHESTER, M9 6JP	£250,000	09/10/2023	Semi-detached
35 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£245,000	06/04/2023	Semi-detached
18 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£200,000	09/12/2022	Semi-detached
9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£177,500	02/12/2022	Semi-detached
9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£148,000	02/12/2022	Semi-detached
88 HILL LANE, MANCHESTER, GREATER MANCHESTER, M9 6PL	£238,500	01/12/2022	Semi-detached
3 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£240,000	01/11/2022	Semi-detached
2 WESTLAND DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AW	£200,000	13/10/2022	Semi-detached
32 COULSDEN DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AP	£230,000	09/09/2022	Semi-detached
10 HILLDALE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PP	£207,500	03/08/2022	Semi-detached
2 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£242,500	07/04/2022	Semi-detached
Same street 1231 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£130,000	01/04/2022	Flat
15 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£206,000	07/03/2022	Semi-detached
36 RATHBOURNE AVENUE, MANCHESTER, GREATER MANCHESTER, M9 6PN	£280,000	25/02/2022	Semi-detached
5 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF	£210,000	15/02/2022	Semi-detached
Same street 1257 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£161,950	20/10/2021	Semi-detached
Same street 1247 ROCHDALE ROAD, MANCHESTER, GREATER MANCHESTER, M9 7EG	£130,000	30/09/2021	Flat

Street average: £186,658 (6 sales)

Area average: £219,750 (20 sales)

Capital growth trend

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

5y growth 30.5%

10y growth 80.8%

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

1y (index) 4.2%

5y (index) 24.2%

10y (index) 83.7%

Rental Range

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

Low £1,229/mo

Realistic £1,365/mo

Optimistic £1,502/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for Central Greater Manchester: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M9 7EG

Nearby

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

Type	Name	Distance
Bus stop	Higher Blackley, Rochdale Road / opposite Hilldale Avenue	0.1 miles
Bus stop	Blackley, Rochdale Road / opposite Dam Head Medical Centre	0.1 miles
Shop	Faisal's Barber Shop	0.3 miles
Shop	TINA Aesthetics	0.3 miles
Train station	Moston	1.7 miles
Train station	Mills Hill	2.3 miles
University	UCEN Manchester (City Campus)	3.0 miles
University	University of Law	3.5 miles
Hospital	SpaMedica Oldham	4.0 miles
Hospital	The Christie at Oldham	4.1 miles

Street-level crime

Category	Count
Public order	1
Total incidents	1

Within 1 mile during Jul 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
E-ACT Blackley Academy	Primary	0.4 miles	Good — 12 May 2024
Co-op Academy Manchester	Secondary	0.4 miles	Good — 27 Nov 2014
Prospect House Specialist Support Primary School	Other	0.6 miles	Outstanding — 19 Sep 2023
Crosslee Community Primary School	Primary	0.6 miles	Inadequate — 17 Jan 2023
North Ridge High School	Other	0.6 miles	Outstanding — 21 May 2014

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
3 Bed Semi-Detached House, Willan Road, M9	£1,100/mo	3	0.57 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 5.9%

Cost-to-rent ratio 17×

Monthly cashflow £79/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.5%

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).