For sale Terraced

9 CITIZENS PLACE

MANCHESTER, GREATER MANCHESTER M14 7GS

4 beds 3 baths 1,356 sq ft Listed 18 Mar 2026 (-84d)

£385,000

Guide Price

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# 4 bedroom terraced house for sale (M14 7GS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 CITIZENS PLACE, MANCHESTER, GREATER MANCHESTER M14 7GS |
| Price | £385,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | D |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 126 m² |
| Last sold | £190,000 Aug 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £626/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2167-1014-4016-1471-1157)

## Description

Lovingly cared for by the current owner, the property opens with a welcoming entrance hall leading into a spacious and comfortable living room, perfect for relaxing evenings at home. To the rear, the separate kitchen and dining area provides generous worktop space and ample storage, creating a great space for cooking and entertaining. Patio doors open out to an enclosed rear garden, where a raised deck with pergola offers sheltered seating, complemented by a neat lawn, paved areas, and a charming garden cabin ideal for hobbies, storage or a quiet retreat. The ground floor also benefits from a convenient separate w/c.

On the first floor, the landing leads to three well-proportioned bedrooms along with the main family bathroom, tastefully tiled with a shower-over-bath. The top floor is dedicated to the spacious primary bedroom, complete with its own en-suite facilities and private access to a roof terrace, offering a lovely spot for morning coffee or evening unwinding.

Additional advantages include gated residents’ parking to the rear, on-street parking to the front, double glazing throughout and the reassurance of being sold chain free. The property is leasehold with an impressive 233 years remaining and sits within Council Tax Band D.

Warm, well-maintained and set in a truly special location, this home is ready to welcome its next owner.

## Property Photos

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## Floorplans

- ![pbox-FP.jpg](/listings/photos/173438780/79794) - pbox-FP.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/173438780/79795) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 CITIZENS PLACE, MANCHESTER, GREATER MANCHESTER, M14 7GS | £190,000 | 07/08/2015 | 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 |
|---------|-------|------|------|
| 29 BLUE MOON WAY, MANCHESTER, GREATER MANCHESTER, M14 7GR | £295,000 | 19/12/2025 | Terraced |
| 147 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NT | £232,000 | 19/12/2025 | Terraced |
| 1 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NU | £270,000 | 15/12/2025 | Terraced |
| 4 EDITH AVENUE, MANCHESTER, GREATER MANCHESTER, M14 7HU | £170,000 | 03/12/2025 | Terraced |
| 21 DRIFFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7HZ | £190,000 | 27/11/2025 | Terraced |
| 14 BEVERIDGE STREET, MANCHESTER, GREATER MANCHESTER, M14 7NN | £220,000 | 25/11/2025 | Terraced |
| 56 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WT | £235,000 | 17/11/2025 | Terraced |
| 33 MIDDLEHAM STREET, MANCHESTER, GREATER MANCHESTER, M14 7NG | £240,000 | 04/11/2025 | Terraced |
| 2 CARLTON AVENUE, RUSHOLME, MANCHESTER, GREATER MANCHESTER, M14 7WL | £259,000 | 03/10/2025 | Terraced |
| 27 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB | £210,000 | 12/02/2025 | Terraced |
| 7 DORSET AVENUE, MANCHESTER, GREATER MANCHESTER, M14 7WR | £211,960 | 12/02/2025 | Terraced |
| 122 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GD | £183,000 | 20/12/2024 | Terraced |
| 20 LLOYD STREET SOUTH, MANCHESTER, GREATER MANCHESTER, M14 7HY | £198,000 | 17/11/2023 | Terraced |
| 70 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GB | £180,000 | 03/11/2023 | Terraced |
| 82 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GD | £202,500 | 23/10/2023 | Terraced |
| 17 BEVERIDGE STREET, MANCHESTER, GREATER MANCHESTER, M14 7NN | £220,000 | 22/09/2023 | Terraced |
| 6 BILSBORROW ROAD, MANCHESTER, GREATER MANCHESTER, M14 7TH | £270,000 | 30/08/2023 | Terraced |
| 130 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WS | £173,000 | 14/08/2023 | Terraced |
| 12 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WT | £195,000 | 11/08/2023 | Terraced |
| 35 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NU | £195,000 | 02/08/2023 | Terraced |

**Area average:** £217,473 (20 sales)

## Price vs local average

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

- **Local average:** £374,221 (56 Terraced, M14, 2024–2026)
- **Deviation:** +2.9%

## 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):** £793/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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Dalton Avenue, M14 | £1,850/mo | 4 | 0.11 miles | OpenRent |
| 4 Bed Semi-Detached House, Claremont Road, M14 | £3,500/mo | 4 | 0.21 miles | OpenRent |
| 4 Bed Terraced House, Cowesby St, M14 | £1,250/mo | 4 | 0.29 miles | OpenRent |

**Average rent: £2,200/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £124/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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:** £3,056/m²

## Capital growth trend

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

- **5y growth:** 51.7%
- **10y growth:** 113.2%

## House Price Index (HM Land Registry)

*Official index for Manchester; Terraced series; as of March 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 23.3%
- **10y growth (index):** 85.1%

## 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

126 m²

Council tax band

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£190,000 Aug 2015

Price per m²

£3,056/m²

Local average

£374,221 (+2.9%)

Street crime

3 incidents within 1 mile (Apr 2026)

Additional details

Parking: Gated, Allocated, Residents
Garden: Yes

Description

Situated in a peaceful neighbourhood built on the historic grounds of Manchester City’s former Maine Road Stadium, this well-presented four bedroom terraced home offers a wonderfully inviting place to settle. Positioned adjacent to the original centre circle, it enjoys a unique setting with a real sense of community, all while being just moments from local shops, schools, leisure facilities and excellent transport links into the city centre, airport and motorway network.

Lovingly cared for by the current owner, the property opens with a welcoming entrance hall leading into a spacious and comfortable living room, perfect for relaxing evenings at home. To the rear, the separate kitchen and dining area provides generous worktop space and ample storage, creating a great space for cooking and entertaining. Patio doors open out to an enclosed rear garden, where a raised deck with pergola offers sheltered seating, complemented by a neat lawn, paved areas, and a charming garden cabin ideal for hobbies, storage or a quiet retreat. The ground floor also benefits from a convenient separate w/c.

On the first floor, the landing leads to three well-proportioned bedrooms along with the main family bathroom, tastefully tiled with a shower-over-bath. The top floor is dedicated to the spacious primary bedroom, complete with its own en-suite facilities and private access to a roof terrace, offering a lovely spot for morning coffee or evening unwinding.

Additional advantages include gated residents’ parking to the rear, on-street parking to the front, double glazing throughout and the reassurance of being sold chain free. The property is leasehold with an impressive 233 years remaining and sits within Council Tax Band D.

Warm, well-maintained and set in a truly special location, this home is ready to welcome its next owner.

Listed by

Withington

Countrywide UK Sales - Connells

Reference: 173438780

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 18/03/2026

Current heating cost: £626/year

Potential heating cost: £626/year

Est. upgrade cost to C: £9,000

Recommendations

Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

pbox-FP.jpg

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£385,000	+102.6%
Sold	07/08/2015 (10 years ago)	£190,000	—

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
29 BLUE MOON WAY, MANCHESTER, GREATER MANCHESTER, M14 7GR	£295,000	19/12/2025	Terraced
147 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NT	£232,000	19/12/2025	Terraced
1 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NU	£270,000	15/12/2025	Terraced
4 EDITH AVENUE, MANCHESTER, GREATER MANCHESTER, M14 7HU	£170,000	03/12/2025	Terraced
21 DRIFFIELD STREET, MANCHESTER, GREATER MANCHESTER, M14 7HZ	£190,000	27/11/2025	Terraced
14 BEVERIDGE STREET, MANCHESTER, GREATER MANCHESTER, M14 7NN	£220,000	25/11/2025	Terraced
56 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WT	£235,000	17/11/2025	Terraced
33 MIDDLEHAM STREET, MANCHESTER, GREATER MANCHESTER, M14 7NG	£240,000	04/11/2025	Terraced
2 CARLTON AVENUE, RUSHOLME, MANCHESTER, GREATER MANCHESTER, M14 7WL	£259,000	03/10/2025	Terraced
27 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7QB	£210,000	12/02/2025	Terraced
7 DORSET AVENUE, MANCHESTER, GREATER MANCHESTER, M14 7WR	£211,960	12/02/2025	Terraced
122 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GD	£183,000	20/12/2024	Terraced
20 LLOYD STREET SOUTH, MANCHESTER, GREATER MANCHESTER, M14 7HY	£198,000	17/11/2023	Terraced
70 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GB	£180,000	03/11/2023	Terraced
82 HORTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7GD	£202,500	23/10/2023	Terraced
17 BEVERIDGE STREET, MANCHESTER, GREATER MANCHESTER, M14 7NN	£220,000	22/09/2023	Terraced
6 BILSBORROW ROAD, MANCHESTER, GREATER MANCHESTER, M14 7TH	£270,000	30/08/2023	Terraced
130 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WS	£173,000	14/08/2023	Terraced
12 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7WT	£195,000	11/08/2023	Terraced
35 THORNTON ROAD, MANCHESTER, GREATER MANCHESTER, M14 7NU	£195,000	02/08/2023	Terraced

Area average: £217,473 (20 sales)

Capital growth trend

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

5y growth 51.7%

10y growth 113.2%

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

1y (index) 3.2%

5y (index) 23.3%

10y (index) 85.1%

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M14 7GS

Nearby

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

Type	Name	Distance
Bus stop	Moss Side, Claremont Road / near Maine Road	0.1 miles
Bus stop	Parkside Road	0.1 miles
Shop	Wesley Community Furniture	0.2 miles
Shop	Viatt's Off License & Groceries	0.2 miles
University	University of Manchester	0.2 miles
Hospital	Manchester University Hospitals (central site)	0.8 miles
Hospital	Manchester Royal Infirmary	0.9 miles
University	Fallowfield Reception and Richmond Amenities Building	1.0 miles
Train station	Manchester Oxford Road	1.6 miles
Train station	Mauldeth Road	1.6 miles

Street-level crime

Category	Count
Violence and sexual offences	3
Total incidents	3

Within 1 mile during Apr 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
The Divine Mercy Roman Catholic Primary School	Primary	0.1 miles	Requires improvement — 3 Jul 2024
Claremont Primary School	Primary	0.2 miles	Good — 21 Nov 2023
Heald Place Primary School	Primary	0.3 miles	Good — 8 May 2019
Wilbraham Primary School	Primary	0.3 miles	Good — 26 Jul 2013
Manchester Academy	Secondary	0.5 miles	Good — 16 Nov 2022

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
4 Bed End Terrace, Dalton Avenue, M14	£1,850/mo	4	0.11 miles	OpenRent
4 Bed Semi-Detached House, Claremont Road, M14	£3,500/mo	4	0.21 miles	OpenRent
4 Bed Terraced House, Cowesby St, M14	£1,250/mo	4	0.29 miles	OpenRent

Average rent: £2,200/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 5.8%

Cost-to-rent ratio 17.3×

Monthly cashflow £124/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.3%

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).