# 3 bedroom house for sale (M23 1WF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 47 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER M23 1WF |
| Price | £260,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 84 m² |
| Last sold | £146,000 Apr 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 04/09/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £845/year
- **Est. upgrade cost to C:** £20,525

### Recommendations
- W (£800 - £1,200)
- E (£25)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8906-2451-5329-2007-9173)

## Description

Located on Floatshall Road, this three-bedroom house offers a perfect blend of comfort and convenience. The property is ideal for families or professionals seeking a welcoming home in a vibrant area.

Upon entering, you are greeted by a spacious living area that invites relaxation and social gatherings. The well-appointed kitchen provides ample space for culinary adventures, making it a joy to prepare meals. The three bedrooms are generously sized, offering plenty of room for rest and personalisation, while the bathroom is designed for both functionality and comfort.

The location on Floatshall Road is particularly appealing, as it provides easy access to local amenities, schools, and parks, making it a great choice for families. The surrounding neighbourhood is friendly and welcoming, ensuring a sense of community.

This property presents an excellent opportunity for those looking to settle in Manchester, combining practicality with a homely atmosphere. This house is sure to meet your needs and exceed your expectations. Don’t miss the chance to make this lovely house your new home.

**Entrance Hall** - The entrance hall is bright and welcoming with light walls and dark wood-effect flooring. It features a white front door with decorative glass panels and a window, allowing natural light to fill the space. Understairs storage provides practical space.

**Lounge** - 13'6" x 10'9" - The lounge is a spacious area with wood-effect flooring and neutral walls that make the room feel light and airy. It has a modern wall-mounted electric fireplace, and a recessed alcove with downlighting, ideal for display or storage. This room opens directly into the kitchen/diner, creating a pleasant flow and a sense of space with natural light coming in from the garden-facing area.

**Kitchen/Diner** - 12'4" x 9'9" - The kitchen/diner is generously proportioned with white cabinetry and black worktops, complemented by wood-effect flooring that runs throughout. It is well equipped with a window over the sink and sliding patio doors that open out to the garden, providing plenty of natural light and easy access to the outdoor space. The kitchen features tiled splashbacks creating a clean and functional cooking area.

**Bedroom 1** - 12'6" x 9'9" - Bedroom 1 is a well-sized room with large windows allowing ample natural light to fill the space. The wood-effect flooring and neutral walls create a calm and inviting atmosphere, perfect for rest and relaxation.

**Bedroom 2** - 8'11" x 8'4" - Bedroom 2 is a smaller double room with bright wood-effect flooring and neutral walls. It features a window that brings in good natural light, making it suitable for a variety of uses including as a child’s bedroom or guest room.

**Bedroom 3** - 7'2" x 6'1" - Bedroom 3 is a compact single room with wood-effect flooring and a window that lets in daylight. This room offers versatility and could be used as a nursery, home office, or guest room.

**Bathroom** - 7'8" x 5'3" - The bathroom is fitted with a modern white suite including a bath with a shower screen, pedestal sink, and a toilet. The walls feature a stylish dark grey accent wall behind the sink and toilet, paired with lighter wall tiles and a patterned floor. Two windows ensure the space is naturally lit and ventilated.

**Rear Garden** - The rear garden is well maintained with a neatly trimmed lawn bordered by tall hedging for privacy. It includes a small paved patio area just outside the kitchen doors, a garden shed, and fencing that defines the outdoor space, making it ideal for relaxing or entertaining.

## Property Photos

- ![Photo](/listings/photos/90325011/1271224)
- ![Photo](/listings/photos/90325011/1271228)
- ![Photo](/listings/photos/90325011/1271232)
- ![Photo](/listings/photos/90325011/1271235)
- ![Photo](/listings/photos/90325011/1271237)
- ![Photo](/listings/photos/90325011/1271238)
- ![Photo](/listings/photos/90325011/1271242)
- ![Photo](/listings/photos/90325011/1271245)
- ![Photo](/listings/photos/90325011/1271249)
- ![Photo](/listings/photos/90325011/1271251)
- ![Photo](/listings/photos/90325011/1271252)
- ![Photo](/listings/photos/90325011/1271253)
- ![Photo](/listings/photos/90325011/1271254)
- ![Photo](/listings/photos/90325011/1271255)
- ![Photo](/listings/photos/90325011/1271256)
- ![Photo](/listings/photos/90325011/1271257)
- ![Photo](/listings/photos/90325011/1271258)

## Floorplans

- ![Floorplan 1](/listings/photos/90325011/1271259) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 47 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £146,000 | 20/04/2018 | Terraced |
| 47 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £104,000 | 19/12/2014 | Terraced |
| 47 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £77,000 | 27/09/2013 | 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 |
|---------|-------|------|------|
| [Same street] 39 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £257,500 | 06/01/2026 | Terraced |
| [Same street] 55 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £257,500 | 12/12/2025 | Terraced |
| [Same street] 53 FLOATSHALL ROAD, MANCHESTER, GREATER MANCHESTER, M23 1WF | £208,000 | 22/09/2021 | Terraced |

**Street average:** £241,000 (3 sales)

## Price vs local average

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

- **Local average:** £2,250,000 (1 Other, M23, 2024–2026)
- **Deviation:** -88.4%

## Rental Range

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

- **Low:** £1,217/mo
- **Realistic:** £1,352/mo
- **Optimistic:** £1,487/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/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 Terraced House, Heyland Road, M23 | £1,300/mo | 3 | 0.06 miles | OpenRent |
| 3 Bed Terraced House, Comrie Walk, M23 | £1,400/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Two Acre Avenue, M22 | £3,467/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Flat, Greenwood Road, M22 | £675/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Terraced House, Furlong Road, M22 | £2,395/mo | 3 | 1.17 miles | OpenRent |

**Average rent: £1,847/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £211/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.4%

*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:** £3,095/m²

## House Price Index (HM Land Registry)

*Official index for Manchester; All dwelling types series; as of April 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 17.7%
- **10y growth (index):** 73.4%

## 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)