# 2 bedroom terraced house for sale (M40 2SZ) ## Property Details | Key | Value | |-----|-------| | Address | 33 MORSE ROAD, MANCHESTER, GREATER MANCHESTER M40 2SZ | | Price | £215,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1930-1949 | | Floor area | 76 m² | | Last sold | £90,000 Nov 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 12/07/2026 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £781/year ### Recommendations - A2 (1,500) - B (1,500) - W1 (1,200) - C (30) - F (400) - I (3,000) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8206-0074-4629-3397-1363) ## Description This spacious extended two double-bedroom home presents an excellent opportunity for first-time buyers and buy-to-let investors alike. Offering well-proportioned accommodation throughout, the property benefits from gas central heating, PVCu double glazing, generous off-road parking, and gardens to the front and rear. Internally, the layout features a spacious reception room, dining area, kitchen, and conservatory, modern bathroom suite, creating flexible living space. Situated in the fast-evolving area of Newton Heath, the property is within walking distance of local amenities including Asda Walmart, the Etihad Stadium, the CO-OP Live Arena, plus a variety of shops and schools. Excellent transport links are nearby, with frequent bus services and convenient access to Manchester City Centre. Clayton Vale is also close by, offering scenic walks, cycling routes, and open green space. Early viewing is highly recommended. ## Property Photos - ![20260713_131339.jpg](/listings/photos/90843096/1271133) - 20260713_131339.jpg - ![20260713_124121.jpg](/listings/photos/90843096/1271134) - 20260713_124121.jpg - ![1000054584.jpg](/listings/photos/90843096/1271135) - 1000054584.jpg - ![20260713_124721.jpg](/listings/photos/90843096/1271136) - 20260713_124721.jpg - ![1000054573.jpg](/listings/photos/90843096/1271137) - 1000054573.jpg - ![1000054587.jpg](/listings/photos/90843096/1271138) - 1000054587.jpg - ![1000054588.jpg](/listings/photos/90843096/1271139) - 1000054588.jpg - ![1000054586.jpg](/listings/photos/90843096/1271140) - 1000054586.jpg - ![20260713_124552.jpg](/listings/photos/90843096/1271141) - 20260713_124552.jpg - ![20260713_123714.jpg](/listings/photos/90843096/1271142) - 20260713_123714.jpg - ![1000054556.jpg](/listings/photos/90843096/1271143) - 1000054556.jpg - ![20260713_123812.jpg](/listings/photos/90843096/1271144) - 20260713_123812.jpg - ![1000054566.jpg](/listings/photos/90843096/1271145) - 1000054566.jpg - ![1000054567.jpg](/listings/photos/90843096/1271146) - 1000054567.jpg - ![1000054602.jpg](/listings/photos/90843096/1271147) - 1000054602.jpg - ![1000054605.jpg](/listings/photos/90843096/1271148) - 1000054605.jpg - ![1000054581.jpg](/listings/photos/90843096/1271149) - 1000054581.jpg - ![1000054577.jpg](/listings/photos/90843096/1271150) - 1000054577.jpg - ![1000054575.jpg](/listings/photos/90843096/1271151) - 1000054575.jpg - ![1000054604.jpg](/listings/photos/90843096/1271152) - 1000054604.jpg ## Floorplans - ![33 Morse Road-high.png](/listings/photos/90843096/1271153) - 33 Morse Road-high.png ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 MORSE ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SZ | £90,000 | 18/11/2016 | 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] 43 MORSE ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SZ | £290,000 | 28/11/2025 | Terraced | | 7 EDMONTON ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SR | £85,000 | 14/02/2025 | Terraced | | 13 HALLAM ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SY | £102,000 | 11/11/2023 | Terraced | | [Same street] 5 MORSE ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SZ | £160,000 | 28/10/2022 | Terraced | | [Same street] 16 MORSE ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SZ | £112,500 | 07/10/2022 | Terraced | | 23 SURBITON ROAD, MANCHESTER, GREATER MANCHESTER, M40 2US | £172,000 | 17/06/2022 | Terraced | | 14 MAKKAH CLOSE, MANCHESTER, GREATER MANCHESTER, M40 2SW | £180,000 | 27/05/2022 | Terraced | | [Same street] 5 MORSE ROAD, MANCHESTER, GREATER MANCHESTER, M40 2SZ | £80,000 | 10/01/2022 | Terraced | | 85 TEN ACRES LANE, MANCHESTER, GREATER MANCHESTER, M40 2SP | £155,000 | 21/12/2021 | Terraced | | 85 TEN ACRES LANE, MANCHESTER, GREATER MANCHESTER, M40 2SP | £119,000 | 21/12/2021 | Terraced | **Street average:** £160,625 (4 sales) **Area average:** £135,500 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £167,603 (42 Terraced, M40, 2024–2026) - **Deviation:** +28.3% ## 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 West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £449/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 | |------|------|------|------|------| | 2 Bed Flat, Ivy Graham Close, M40 | £1,150/mo | 2 | 0.5 miles | OpenRent | | 2 Bed Terraced House, Melrose Street, M40 | £3,150/mo | 2 | 0.57 miles | OpenRent | | 2 Bed Detached House, Albert Gardens, M40 | £2,800/mo | 2 | 0.79 miles | OpenRent | | 2 Bed Semi-Detached House, Ashworth St, M35 | £1,350/mo | 2 | 0.91 miles | OpenRent | **Average rent: £2,113/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.97% (okay) - **Max investor price (0.8%):** £259,375 - **Target investor price (1%):** £207,500 *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 £2,075/mo).* - **Gross yield:** 11.6% - **Cost-to-rent:** 8.6× - **Monthly cashflow:** £996/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 19.2% *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:** £2,829/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28.7% - **10y growth:** 92.1% ## House Price Index (HM Land Registry) *Official index for Manchester; Terraced series; as of April 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 22.3% - **10y growth (index):** 82.7% ## 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)