# 3 bedroom semi-detached house for sale (WN6 0AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 THIRLMERE AVENUE, WIGAN, STANDISH, GREATER MANCHESTER WN6 0AT |
| Price | £130,000 |
| Bedrooms | 3 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 77 m² |
| Last sold | £142,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 09/06/2035
- **Current heating cost:** £1,388/year
- **Est. upgrade cost to C:** £19,738

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- C (£15 - £30)
- E (£15)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2110-3186-6050-5106-0195)

## Description

Online Auction 17th - 18th June 2025

A Three Bedroom Semi-Detached House In Need Of Refurbishment

The property comprises: Hall, Lounge, dining room, Kitchen, three bedrooms and bathroom. Driveway, single detached garage and gardens to the front and rear. 

Tenure:  Leasehold

Title number: GM183246

Length of Lease/Term: 990 years from 30 January 1936

Ground Rent : ££3.15s.0d

Council Tax Band : C

Local Authority: Wigan 

Finance is available on this lot. For a decision-in-principle visit togethermoney.com/amydip/

**IMPORTANT INFORMATION** Buying at auction is a contractual commitment, you are legally obliged to buy the lot on the terms of the sale memorandum at the price you bid. If you are the successful bidder, you are required to pay the deposit and auction fees immediately. As agent for the seller, we treat any failure to satisfy your obligations as your repudiation of the contract and the seller may then have a claim against you for breach of contract. You must not bid unless you wish to be bound by the common conditions of auction

**ANTI-MONEY LAUNDERING REGULATIONS** In accordance with Anti-Money Laundering Regulations, two forms of identification and confirmation of the source of funding will be required from the successful purchaser. Every effort has been made to confirm the accuracy of the lot details including any defect in the title both with the vendor and their solicitor. Auction House will not be held responsible for any failure to disclose any such defects. 

Any purchasers choosing to buy without viewing in person are doing so at their own risk and acknowledge that the auctioneer will not be held responsible for any issues that may arise due to them being unintentionally missed from the video or sales particulars. 

Please refer to legal pack for additional fees and the Auction Information document for guidance prior to bidding.

**Tenure:** Leasehold

**EPC Rating:** E

**Administration Fee:** 2.5% inc VAT of the purchase price, subject to a minimum of £1980 inc VAT, payable on exchange of contracts.

**Disbursements:** Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.

## Property Photos

- ![External T202505161522.jpg](/listings/photos/162057359/1343321) - External T202505161522.jpg
- ![Entrance Hallway T202505161522.jpg](/listings/photos/162057359/1343322) - Entrance Hallway T202505161522.jpg
- ![Front Lounge T202505161522.jpg](/listings/photos/162057359/1343323) - Front Lounge T202505161522.jpg
- ![Rear Lounge T202505161522.jpg](/listings/photos/162057359/1343324) - Rear Lounge T202505161522.jpg
- ![Kitchen T202505161522.jpg](/listings/photos/162057359/1343325) - Kitchen T202505161522.jpg
- ![Bedroom One T202505161522.jpg](/listings/photos/162057359/1343326) - Bedroom One T202505161522.jpg
- ![Bathroom T202505161522.jpg](/listings/photos/162057359/1343327) - Bathroom T202505161522.jpg
- ![Bedroom Three T202505161522.jpg](/listings/photos/162057359/1343328) - Bedroom Three T202505161522.jpg
- ![Garden Picture T202505161522.jpg](/listings/photos/162057359/1343329) - Garden Picture T202505161522.jpg

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17300571
- **Address:** 32 Thirlmere Avenue, Standish, WN6 0AT
- **Certificate Issued:** 24/05/2026
- **Work Completed:** 30/04/2026
- **Items:** 11 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £142,000 | 03/11/2025 | 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 |
|---------|-------|------|------|
| 56 CONISTON PARK DRIVE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AS | £188,000 | 19/12/2025 | Semi-detached |
| 13 WAKEFIELD CRESCENT, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AU | £222,000 | 27/10/2023 | Semi-detached |
| 46 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £235,000 | 27/10/2023 | Semi-detached |
| 44 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £225,000 | 28/02/2023 | Semi-detached |
| 50 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £168,000 | 01/11/2022 | Semi-detached |
| 15 CONISTON PARK DRIVE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AS | £175,500 | 10/06/2022 | Semi-detached |
| 18 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £267,500 | 20/05/2022 | Semi-detached |
| 43 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £220,000 | 11/04/2022 | Semi-detached |
| 33 THIRLMERE AVENUE, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AT | £215,000 | 10/02/2022 | Semi-detached |
| 2 ROUNDMOOR ROAD, STANDISH, WIGAN, GREATER MANCHESTER, WN6 0AX | £340,000 | 02/08/2021 | Semi-detached |

**Area average:** £225,600 (10 sales)

## Price vs local average

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

- **Local average:** £215,466 (86 Semi-detached, WN6, 2024–2026)
- **Deviation:** -39.7%

## Rental Range

*ONS Price Index of Private Rents (Wigan). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £667/mo
- **Realistic:** £741/mo
- **Optimistic:** £815/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Wigan (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £593/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 Detached House, Templegate Close, WN6 | £1,350/mo | 3 | 1 miles | OpenRent |
| 3 Bed End Terrace, Willow Road, WN6 | £1,000/mo | 3 | 1.09 miles | OpenRent |
| 3 Bed Terraced House, Ascroft Avenue, WN6 | £825/mo | 3 | 1.19 miles | OpenRent |

**Average rent: £1,058/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 9.2%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £363/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.6%

*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:** £1,688/m²

## Capital growth trend

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

- **5y growth:** 21.6%
- **10y growth:** 30%

## House Price Index (HM Land Registry)

*Official index for Wigan; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 30.2%
- **10y growth (index):** 71.2%

## 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)