8 LEDSHAM AVENUE
MANCHESTER, GREATER MANCHESTER M9 8PF
Property details
Tenure
LEASEHOLD
Floor area
65 m²
EPC rating
D
Year built
England and Wales: 1950-1966
Last sold
£140,000 Aug 2022
Price per m²
£2,154/m²
Local average
£175,440 (-20.2%)
Deprivation
Decile 2 (6,227 of 33,755)
Street crime
1 incident within 1 mile (Apr 2026)
Key features
- FRONT & REAR GARDENS
- IDEAL INVESTMENT
- IDEAL FIRST TIME BUYER
- NO CHAIN
- CONVENIENT LOCATION
- LESS THAN 5 MILES FROM MANCHESTER
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Located in a popular area of Blackley and within easy reach of all local amenities this is sure to be popular.
The internal layout features; entrance hall, lounge, kitchen/diner, landing, three bedrooms and shower room.
The property is gas central heated and Upvc double glazed.
Externally there are gardens to the front and rear along with off-road parking to the rear.
The property sits within easy reach of Heaton Park and is approx 5 miles to Manchester City Centre.
From Victoria Avenue take a turn onto Cudworth Road and left onto Ledsham Avenue.
All mains services are available.
Listed by
Middleton
The Northern Estate Agencies Group
Reference: 120395387
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: C
Inspection date: 15/03/2022
Expiry date: 14/03/2032
Current heating cost: £536/year
Potential heating cost: £505/year
Est. upgrade cost to C: £10,500
Recommendations
- Floor insulation (suspended floor) (£800 - £1,200)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan
Floorplan
EPC Graphs
EPC Rating Graph
FENSA Certificates
This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #1009875
Property Details
Street: 8 Ledsham Avenue
Town: Manchester
Postcode: M9 8PF
Installation Details
Items: 4 windows
Certificate Issued: 19/09/2003
Work Completed: 20/08/2003
This certificate data was retrieved from FENSA's database
FENSA Certificate #1194156
Property Details
Street: 8 Ledsham Avenue
Town: Blackley
Postcode: M9 8PF
Installation Details
Items: 3 windows and 1 door
Certificate Issued: 22/11/2003
Work Completed: 22/10/2003
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 26/08/2022 (3 years ago) | £140,000 | — |
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 |
|---|---|---|---|
| 3 CUDWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M9 8PN | £160,000 | 24/03/2025 | Terraced |
| 10 BUERTON AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PX | £140,000 | 01/11/2023 | Terraced |
| 442 VICTORIA AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0QH | £254,860 | 10/10/2023 | Terraced |
| 18 BUERTON AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PX | £138,500 | 17/08/2023 | Terraced |
| 18 BUERTON AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PX | £145,000 | 17/08/2023 | Terraced |
| 2 BUERTON AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PX | £167,000 | 23/06/2023 | Terraced |
| 46 CUDWORTH ROAD, MANCHESTER, GREATER MANCHESTER, M9 8PE | £155,000 | 02/05/2023 | Terraced |
| 113 CALDECOTT ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PZ | £160,000 | 06/04/2023 | Terraced |
| 11 CALDECOTT ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PT | £172,110 | 02/12/2022 | Terraced |
| 44 DEXTER ROAD, MANCHESTER, GREATER MANCHESTER, M9 0GG | £168,000 | 25/11/2022 | Terraced |
| 26 BROOMHALL ROAD, MANCHESTER, GREATER MANCHESTER, M9 8PB | £158,000 | 30/09/2022 | Terraced |
| 29 DEXTER ROAD, MANCHESTER, GREATER MANCHESTER, M9 0GG | £100,000 | 26/08/2022 | Terraced |
| 20 BUERTON AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PX | £140,000 | 05/08/2022 | Terraced |
| 58 BROOMHALL ROAD, MANCHESTER, GREATER MANCHESTER, M9 8PB | £160,000 | 22/06/2022 | Terraced |
| 10 CALDECOTT ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PT | £146,000 | 17/06/2022 | Terraced |
| 10 BRINDLEY AVENUE, MANCHESTER, GREATER MANCHESTER, M9 0PY | £100,000 | 13/04/2022 | Terraced |
| 50 MELVERLEY ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PG | £160,000 | 28/03/2022 | Terraced |
| 80 GLENBROOK ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PN | £145,050 | 15/03/2022 | Terraced |
| 5 MELVERLEY ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PR | £126,500 | 27/01/2022 | Terraced |
| 125 CALDECOTT ROAD, MANCHESTER, GREATER MANCHESTER, M9 0PZ | £147,000 | 14/01/2022 | Terraced |
| Same street 2 LEDSHAM AVENUE, MANCHESTER, GREATER MANCHESTER, M9 8PF | £95,000 | 27/08/2021 | Terraced |
Street average: £95,000 (1 sale)
Area average: £152,151 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Terraced. As of March 2026.
Rental Range
Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Manchester.
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Higher Blackley, Victoria Avenue / opposite Caldecott Road | 0.1 miles |
| Bus stop | Victoria Avenue/Caldecott Road | 0.1 miles |
| Shop | Home Bargains | 0.4 miles |
| Shop | Argos | 0.4 miles |
| Train station | Moston | 2.8 miles |
| Train station | Mills Hill | 3.0 miles |
| University | UCEN Manchester (City Campus) | 3.1 miles |
| University | University of Law | 3.7 miles |
| Hospital | Salford Gastric Bypass Surgery | 4.0 miles |
| Hospital | SpaMedica Oldham | 4.8 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 1 |
| Total incidents | 1 |
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 |
|---|---|---|---|
| Crab Lane Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Bowker Vale Primary School | Primary | 0.3 miles | Good — 11 Sep 2017 |
| St Clare's RC Primary School | Primary | 0.6 miles | Good — 9 Jul 2014 |
| Prospect House Specialist Support Primary School | Other | 0.6 miles | Outstanding — 19 Sep 2023 |
| Co-op Academy Manchester | Secondary | 0.7 miles | Good — 27 Nov 2014 |
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 Terraced House, Broomhall Road, M9 | £1,200/mo | 3 | 0.04 miles | OpenRent |
| 3 Bed Terraced House, Cawley Terrace, M9 | £1,400/mo | 3 | 0.25 miles | OpenRent |
| 3 Bed Semi-Detached House, Cecil Road, M9 | £1,300/mo | 3 | 0.83 miles | OpenRent |
Average rent: £1,300/mo (3 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).