# 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 - **Expiry date:** 17/03/2036 - **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 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. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/173438780/79764) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79765) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79766) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79767) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79768) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79769) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79770) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79771) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79772) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79773) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79774) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79775) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79776) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79777) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79778) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79779) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79780) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79781) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79782) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79783) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79784) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79785) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79786) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79787) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79788) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79789) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79790) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79791) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79792) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173438780/79793) - pbox-IMG.jpg ## 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:** 57.2% - **10y growth:** 105.4% ## 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)