# 3 bedroom terraced house for sale (M9 8PF) ## Property Details | Key | Value | |-----|-------| | Address | 8 LEDSHAM AVENUE, MANCHESTER, GREATER MANCHESTER M9 8PF | | Price | £140,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1950-1966 | | Floor area | 65 m² | | Last sold | £140,000 Aug 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 14/03/2032 - **Current heating cost:** £536/year - **Est. upgrade cost to C:** £10,500 ### Recommendations - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3802-3727-1000-0095-7292) ## Description NO ONWARD CHAIN | Three bedrooms | Quiet enclosed garden | Less than 5 miles to Manchester | Close to popular Schools | Easy access to bus, train and motorway links. EPC - D. 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. ## Property Photos - ![Front External](/listings/photos/120395387/741670) - Front External - ![Lounge](/listings/photos/120395387/741671) - Lounge - ![Lounge](/listings/photos/120395387/741672) - Lounge - ![Kitchen/Diner](/listings/photos/120395387/741673) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/120395387/741674) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/120395387/741675) - Kitchen/Diner - ![Garden](/listings/photos/120395387/741676) - Garden - ![Garden](/listings/photos/120395387/741677) - Garden - ![Garden](/listings/photos/120395387/741678) - Garden - ![Bedroom](/listings/photos/120395387/741679) - Bedroom - ![Bedroom](/listings/photos/120395387/741680) - Bedroom - ![Bedroom](/listings/photos/120395387/741681) - Bedroom - ![Bedroom](/listings/photos/120395387/741682) - Bedroom - ![Bedroom](/listings/photos/120395387/741683) - Bedroom - ![Landing](/listings/photos/120395387/741684) - Landing - ![Shower Room](/listings/photos/120395387/741685) - Shower Room ## Floorplans - ![Floorplan](/listings/photos/120395387/741686) - Floorplan - ![Floorplan](/listings/photos/120395387/741687) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/120395387/741688) - EPC Rating Graph ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #1009875 - **Address:** 8 Ledsham Avenue, Manchester, M9 8PF - **Certificate Issued:** 19/09/2003 - **Work Completed:** 20/08/2003 - **Items:** 4 window(s) ### FENSA Certificate #1194156 - **Address:** 8 Ledsham Avenue, Blackley, M9 8PF - **Certificate Issued:** 22/11/2003 - **Work Completed:** 22/10/2003 - **Items:** 3 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 LEDSHAM AVENUE, MANCHESTER, GREATER MANCHESTER, M9 8PF | £140,000 | 26/08/2022 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £175,440 (33 Terraced, M9, 2024–2026) - **Deviation:** -20.2% ## 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 ## 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)** ## 1% Rule - **Rent ratio:** 0.93% (okay) - **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:** 11.1% - **Cost-to-rent:** 9× - **Monthly cashflow:** £594/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 17.5% *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:** £2,154/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 62% - **10y growth:** 117.5% ## 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)