# 3 bedroom terraced house for sale (M34 5QP) ## Property Details | Key | Value | |-----|-------| | Address | 8 WATERGATE, MANCHESTER, AUDENSHAW, GREATER MANCHESTER M34 5QP | | Price | £280,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1900-1929 | | Floor area | 88 m² | | Last sold | £58,000 Sep 1998 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Current heating cost:** £1,117/year - **Est. upgrade cost to C:** £8,935 ### Recommendations - B (£900 - £1,500) - W2 (£5,000 - £10,000) - G (£220 - £250) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1612-0136-1002-0602-1302) ## Description Nestled within the highly sought-after Watergate development in Audenshaw, this exceptional family home enjoys an enviable position approached through the serene surroundings of Ryecroft Hall. As you arrive, you are welcomed by the charm and character of the area, before driving down the private road that leads exclusively to the property — offering both privacy and prestige from the outset. Stepping inside, you are greeted by a welcoming entrance hallway that sets the tone for the space and versatility this home provides. To the front of the property is a beautifully presented reception room, a flexible space that could effortlessly serve as a formal dining room, playroom, home office, or additional sitting room depending on your needs. Continuing through the hallway, you reach the impressive main living room — truly the heart of the home. This spacious and inviting room is flooded with natural light thanks to its large windows, which perfectly frame the outstanding rear garden. It’s a wonderful space for relaxing evenings or entertaining guests, with a seamless connection to the outdoor setting. The ground floor also benefits from a well-appointed kitchen, offering excellent cupboard space and functionality for modern family living. Further along, the recently modernised main bathroom has been finished to a high standard, providing a fresh and contemporary feel. Upstairs, the property continues to impress with three generous double bedrooms. The principal bedroom is positioned to the front of the home and features extensive fitted wardrobes along with a convenient en-suite. The two additional double bedrooms are located to the rear, both enjoying peaceful views over the beautiful garden. Externally, the property truly excels. The substantial rear garden is a standout feature — an ideal space for families, outdoor entertaining, or simply enjoying the privacy and greenery. There is also exciting potential to create a private driveway to the rear of the property, subject to the necessary permissions, adding further convenience and value. Perfectly positioned, the home is within walking distance of the local canal, excellent tram and transport links for commuting, highly regarded primary and secondary schools, and the popular Snipe Retail Park, offering a fantastic range of shops and amenities. This is truly a must-view property — a rare opportunity to secure a forever family home in one of Audenshaw’s most desirable locations ## Property Photos - ![Front](/listings/photos/173324921/82526) - Front - ![Living Room](/listings/photos/173324921/82527) - Living Room - ![Living Room](/listings/photos/173324921/82528) - Living Room - ![Living Room](/listings/photos/173324921/82529) - Living Room - ![Reception Room](/listings/photos/173324921/82530) - Reception Room - ![Kitchen](/listings/photos/173324921/82531) - Kitchen - ![Kitchen](/listings/photos/173324921/82532) - Kitchen - ![Bathroom](/listings/photos/173324921/82533) - Bathroom - ![Bedroom One](/listings/photos/173324921/82534) - Bedroom One - ![Bedroom One](/listings/photos/173324921/82535) - Bedroom One - ![Bedroom Two](/listings/photos/173324921/82536) - Bedroom Two - ![Bedroom Two](/listings/photos/173324921/82537) - Bedroom Two - ![Bedroom Three](/listings/photos/173324921/82538) - Bedroom Three - ![Garden](/listings/photos/173324921/82539) - Garden - ![Garden](/listings/photos/173324921/82540) - Garden - ![Garden](/listings/photos/173324921/82541) - Garden - ![Ryecroft Hall](/listings/photos/173324921/82542) - Ryecroft Hall ## Floorplans - ![Floorplan](/listings/photos/173324921/82543) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/173324921/82544) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 WATERGATE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5QP | £58,000 | 25/09/1998 | 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 | |---------|-------|------|------| | 20 WINDSOR DRIVE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5RA | £174,000 | 12/09/2025 | Terraced | | 19 SPRING BANK AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5WG | £222,000 | 08/09/2023 | Terraced | | 158 DROYLSDEN ROAD, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5QU | £250,000 | 11/11/2022 | Terraced | | 29 SPRINGBANK AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5WG | £170,000 | 27/05/2022 | Terraced | | 17 THRAPSTON AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5RD | £182,000 | 03/05/2022 | Terraced | | 23 SPRINGBANK AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5WG | £197,000 | 16/03/2022 | Terraced | | 12 SPRINGBANK AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5WG | £141,500 | 15/12/2021 | Terraced | | 28 WINTON AVENUE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5NS | £190,000 | 30/09/2021 | Terraced | | 14 WINDSOR DRIVE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5RA | £125,000 | 26/08/2021 | Terraced | | 87 LUMB LANE, AUDENSHAW, MANCHESTER, TAMESIDE, GREATER MANCHESTER, M34 5GP | £278,000 | 25/06/2021 | Terraced | **Area average:** £192,950 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £188,069 (64 Terraced, M34, 2024–2026) - **Deviation:** +48.9% ## Rental Range *ONS Price Index of Private Rents (Tameside). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £827/mo - **Realistic:** £919/mo - **Optimistic:** £1,011/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Halifax (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £623/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, Albion Drive, M43 | £1,300/mo | 3 | 0.98 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 5.6% - **Cost-to-rent:** 17.9× - **Monthly cashflow:** £42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.6% *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:** £3,182/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.5% - **10y growth:** 73.3% ## House Price Index (HM Land Registry) *Official index for Tameside; Terraced series; as of March 2026.* - **1y growth (index):** 3% - **5y growth (index):** 30.7% - **10y growth (index):** 86.7% ## 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)