# 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Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 06/01/2026 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £764/year - **Est.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 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. ## Property Photos - ![Picture No. 30](/listings/photos/168520133/2152393) - Picture No. 30 - ![Picture No. 03](/listings/photos/168520133/2152394) - Picture No. 03 - ![Picture No. 06](/listings/photos/168520133/2152395) - Picture No. 06 - ![Picture No. 10](/listings/photos/168520133/2152396) - Picture No. 10 - ![Picture No. 11](/listings/photos/168520133/2152397) - Picture No. 11 - ![Picture No. 12](/listings/photos/168520133/2152398) - Picture No. 12 - ![Picture No. 15](/listings/photos/168520133/2152399) - Picture No. 15 - ![Picture No. 16](/listings/photos/168520133/2152400) - Picture No. 16 - ![Picture No. 17](/listings/photos/168520133/2152401) - Picture No. 17 - ![Picture No. 25](/listings/photos/168520133/2152402) - Picture No. 25 - ![Picture No. 26](/listings/photos/168520133/2152403) - Picture No. 26 - ![Picture No. 23](/listings/photos/168520133/2152404) - Picture No. 23 - ![Picture No. 24](/listings/photos/168520133/2152405) - Picture No. 24 - ![Picture No. 20](/listings/photos/168520133/2152406) - Picture No. 20 - ![Picture No. 21](/listings/photos/168520133/2152407) - Picture No. 21 - ![Picture No. 19](/listings/photos/168520133/2152408) - Picture No. 19 - ![Picture No. 18](/listings/photos/168520133/2152409) - Picture No. 18 - ![Picture No. 13](/listings/photos/168520133/2152410) - Picture No. 13 - ![Picture No. 07](/listings/photos/168520133/2152411) - Picture No. 07 - ![Picture No. 08](/listings/photos/168520133/2152412) - Picture No. 08 - ![Picture No. 09](/listings/photos/168520133/2152413) - Picture No. 09 - ![Picture No. 05](/listings/photos/168520133/2152414) - Picture No. 05 - ![Picture No. 04](/listings/photos/168520133/2152415) - Picture No. 04 - ![Picture No. 27](/listings/photos/168520133/2152416) - Picture No. 27 - ![Picture No. 28](/listings/photos/168520133/2152417) - Picture No. 28 ## 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 | £148,000 | 02/12/2022 | Semi-detached | | 9 STONEMEAD DRIVE, MANCHESTER, GREATER MANCHESTER, M9 6AF | £177,500 | 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:** 29% - **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)