# 3 bedroom semi-detached house for sale (M22 5AB) ## Property Details | Key | Value | |-----|-------| | Address | 32 CROSSACRES ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M22 5AB | | Price | £260,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: 1950-1966 | | Floor area | 72 m² | | Last sold | £32,000 Jun 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 19/04/2036 - **Current heating cost:** £739/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2236-7324-6100-0000-1226) ## Description We are delighted to offer onto the property market this well presented and updated three bedroom semi detached property, which is situated on a highly desirable road, which offers catchment to the excellent local primary and secondary schools, the excellent commuter routes, motorway networks and is a short walk to the Metro. The property benefits from newly fitted windows and doors, updated boiler and a downstairs WC. In brief the property comprises entrance hall, living room, kitchen/ dining room, storage and a WC. Upstairs the property has three well proportioned bedrooms and a modern shower room. Outside to the front is a garden which is mainly paved with mature planting and to the side is a driveway for several vehicles. To the rear the garden is paved with an artificial grass area, stocked borders and outdoor tap. FIRST TO SEE WILL BUY!!! **Disclaimer** Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate. **Money Laundering Regulations** Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances. ## Property Photos - ![Photo](/listings/photos/174437405/151072) - ![Photo](/listings/photos/174437405/151074) - ![Photo](/listings/photos/174437405/151083) - ![Photo](/listings/photos/174437405/151091) - ![Photo](/listings/photos/174437405/151097) - ![Photo](/listings/photos/174437405/151104) - ![Photo](/listings/photos/174437405/151111) - ![Photo](/listings/photos/174437405/151118) - ![Photo](/listings/photos/174437405/151124) - ![Photo](/listings/photos/174437405/151131) - ![Photo](/listings/photos/174437405/151136) - ![Photo](/listings/photos/174437405/151147) - ![Photo](/listings/photos/174437405/151155) - ![Photo](/listings/photos/174437405/151161) - ![Photo](/listings/photos/174437405/151167) - ![Photo](/listings/photos/174437405/151174) - ![Photo](/listings/photos/174437405/151184) - ![Photo](/listings/photos/174437405/151191) - ![Photo](/listings/photos/174437405/151194) - ![Photo](/listings/photos/174437405/151197) - ![Photo](/listings/photos/174437405/151203) - ![Photo](/listings/photos/174437405/151207) - ![Photo](/listings/photos/174437405/151212) - ![Photo](/listings/photos/174437405/151218) - ![Photo](/listings/photos/174437405/151221) - ![Photo](/listings/photos/174437405/151226) - ![Photo](/listings/photos/174437405/151229) ## Floorplans - ![Floorplan 1](/listings/photos/174437405/151236) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 32 CROSSACRES ROAD, MANCHESTER, GREATER MANCHESTER, M22 5AB | £32,000 | 13/06/2005 | 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 | |---------|-------|------|------| | [Same street] 82 CROSSACRES ROAD, MANCHESTER, GREATER MANCHESTER, M22 5AB | £237,500 | 12/01/2026 | Semi-detached | | 22 DESMOND ROAD, MANCHESTER, GREATER MANCHESTER, M22 9YD | £225,000 | 10/12/2025 | Semi-detached | | 46 MAYFAIR ROAD, MANCHESTER, GREATER MANCHESTER, M22 9YB | £263,000 | 21/02/2025 | Semi-detached | | 47 MAYFAIR ROAD, MANCHESTER, GREATER MANCHESTER, M22 9ZA | £220,000 | 17/11/2023 | Semi-detached | | 43 SOLWAY ROAD, MANCHESTER, GREATER MANCHESTER, M22 9XT | £200,000 | 05/09/2023 | Semi-detached | | 56 SOLWAY ROAD, MANCHESTER, GREATER MANCHESTER, M22 9XZ | £210,000 | 18/05/2023 | Semi-detached | | 16 CROSSACRES ROAD, MANCHESTER, GREATER MANCHESTER, M22 5AA | £170,000 | 28/04/2023 | Semi-detached | | 15 CROFTLANDS ROAD, MANCHESTER, GREATER MANCHESTER, M22 9YE | £240,000 | 28/10/2022 | Semi-detached | | [Same street] 76 CROSSACRES ROAD, MANCHESTER, GREATER MANCHESTER, M22 5AB | £200,000 | 08/07/2022 | Semi-detached | | 48 MAYFAIR ROAD, MANCHESTER, GREATER MANCHESTER, M22 9YB | £225,000 | 27/05/2022 | Semi-detached | | 66 SOLWAY ROAD, MANCHESTER, GREATER MANCHESTER, M22 9XZ | £244,000 | 29/04/2022 | Semi-detached | | 30 NISBET AVENUE, MANCHESTER, GREATER MANCHESTER, M22 5BX | £234,000 | 14/01/2022 | Semi-detached | | 24 SOLWAY ROAD, MANCHESTER, GREATER MANCHESTER, M22 9XU | £235,000 | 17/12/2021 | Semi-detached | | 28 SOLWAY ROAD, MANCHESTER, GREATER MANCHESTER, M22 9XU | £205,000 | 30/09/2021 | Semi-detached | **Street average:** £218,750 (2 sales) **Area average:** £222,583 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,325 (40 Semi-detached, M22, 2024–2026) - **Deviation:** -0.5% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/mo ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £168,625 - **Target investor price (1%):** £134,900 *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:** £3,611/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28.2% - **10y growth:** 47.2% ## 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)