# 3 bedroom house for sale (M22 4XE) ## Property Details | Key | Value | |-----|-------| | Address | 15 BELCROFT CLOSE, MANCHESTER, NORTHENDEN, GREATER MANCHESTER M22 4XE | | Price | £275,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1996-2002 | | Floor area | 71 m² | | Last sold | £137,500 Nov 2003 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 08/04/2036 - **Current heating cost:** £665/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2411-6640-2006-0145) ## Description Three Bedroom Semi Detached Family Home. Spacious Lounge. Dining Kitchen, Modern White Bathroom. Downstairs Cloak Room. Off Road Parking. Enclosed Rear Garden. Situated in Northenden Conservation Area within a Small Development. Conveniently Located for Motorway Network., Airport and Schools. No Vendor Chain. Must Be Viewed. Joules bring to the market this delightful three bedroom semi detached property situated within Northenden Conservation Area in a sought after development of only 18 properties, being convenient for all local amenities including public transport, motorway network and Manchester International Airport. In brief the property comprises: Entrance porch, hallway, downstairs cloakroom, spacious lounge, fitted kitchen with breakfast bar divide to the dining area. Venturing upstairs you will find three bedrooms, the principle housing a bank of fitted robes. and a bathroom with modern white three piece suite. Outside to the front is a driveway providing off road parking and to the rear is an enclosed South Easterly facing garden with paved patio and Astro turfed lawn. The property has recently been spruced up with new carpets to certain rooms and painted throughout. A new boiler was also installed November 2025. Offered with no vendor chain - so ring us to arrange an appointment to view as this delightful home wont be around long ! **Entrance Porch** - Canopied entrance door, laminated flooring, door to hallway **Entrance Hall** - Stairs to the first floor, central heating radiator, double glazed window to the side elevation, doors to lounge and cloakroom **Cloakroom** - Modern white two piece suite comprising: Low level WC. Central heating radiator, double glazed window with obscure glass to the front elevation **Lounge/Sitting Room** - 4.67m x 3.56m (15'4" x 11'8" ) - Maximum measurement (plus bay window) Spacious room with laminated flooring, central heating radiator, double glazed bay window to the front elevation, door to handy understairs storage cupboard, door to dining kitchen **Dining Kitchen** - 4.57m x 2.84m (15'0" x 9'4") - Kitchen with a range of units comprising: Single drainer stainless steel sink unit, cupboard below, further base, drawer and eye level units. Built in four ring Zanussi gas hob with Zanussi electric oven below. Plumbed and access for an automatic washing machine, fridge frezer and microwave oven - included in sale (no appliances have been tested). Work surfaces with tiled splashbacks. Tiled floor. Breakfast bar divide to dining area which has laminated flooring, central heating radiator and double glazed French doors opening onto the rear garden. **First Floor** - **Stairs And Landing** - Double glazed window to the side elevation, open balustrade to stairwell, door to all first floor rooms. Door to storage cupboard housing Worcester boiler (fitted 10/11/25) **Bedroom One** - 4.32m x 2.59m (into robes) (14'2" x 8'6" (into r - Double glazed window to the front elevation, central heating radiator, bank of fitted floor to ceiling rooms housing clothes hanging rails and shelving. **Bedroom Two** - 3.23m x 2.59m (10'7" x 8'6") - Stripped and painted floorboards, double glazed window to the rear elevation, central heating radiaotr **Bedroom Three** - 2.18m x 1.88m (7'2" x 6'2") - Double glazed window to the front elevation, central heating radiator, loft access hatch **Bathroom** - Modern three piece bathroom suite in white comprising: Panelled bath with Sirrus shower over, shower screen. Low level WC; pedestal wash hand basin. Double glazed window with obscure glass to the rear elevation, central heating radiator, shaver point **Outside** - **Front** - Open plan front garden with loose gravel area, lawn and mature tree (under tree preservation order) Driveway providing off road parking. Access around the side of the property to gate opening onto the rear garden **Rear Garden** - Enclosed South-Easterly facing rear garden. Paved patio area and artificial grass lawn. Outside tap, fenced boundaries and gate to side. Timber garden shed ## Property Photos - ![Photo](/listings/photos/174049796/104524) - ![IMG_0391.jpg](/listings/photos/174049796/104525) - IMG_0391.jpg - ![IMG_0384.jpg](/listings/photos/174049796/104526) - IMG_0384.jpg - ![IMG_0387.jpg](/listings/photos/174049796/104527) - IMG_0387.jpg - ![IMG_0390.jpg](/listings/photos/174049796/104528) - IMG_0390.jpg - ![IMG_0392.jpg](/listings/photos/174049796/104529) - IMG_0392.jpg - ![IMG_0371.jpg](/listings/photos/174049796/104530) - IMG_0371.jpg - ![IMG_0365.jpg](/listings/photos/174049796/104531) - IMG_0365.jpg - ![IMG_0366.jpg](/listings/photos/174049796/104532) - IMG_0366.jpg - ![IMG_0375.jpg](/listings/photos/174049796/104533) - IMG_0375.jpg - ![IMG_0369.jpg](/listings/photos/174049796/104534) - IMG_0369.jpg - ![IMG_0400.jpg](/listings/photos/174049796/104535) - IMG_0400.jpg - ![IMG_0397.jpg](/listings/photos/174049796/104536) - IMG_0397.jpg - ![IMG_0373.jpg](/listings/photos/174049796/104537) - IMG_0373.jpg - ![IMG_0368.jpg](/listings/photos/174049796/104538) - IMG_0368.jpg - ![IMG_0404.jpg](/listings/photos/174049796/104539) - IMG_0404.jpg ## Floorplans - ![floorplan.jpg](/listings/photos/174049796/104540) - floorplan.jpg ## EPC Graphs - ![EE Rating](/listings/photos/174049796/123751) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 BELCROFT CLOSE, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4XE | £137,500 | 21/11/2003 | Terraced | | 15 BELCROFT CLOSE, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4XE | £70,950 | 17/05/1999 | 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 | |---------|-------|------|------| | 10 ROYLE GREEN ROAD, MANCHESTER, GREATER MANCHESTER, M22 4NG | £1,150,000 | 03/02/2023 | Other | | 10 ROYLE GREEN ROAD, MANCHESTER, GREATER MANCHESTER, M22 4NG | £350,000 | 05/09/2022 | Other | | RIVERSIDE PARK CARAVAN SITE FORD LANE, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4UQ | £300,000 | 05/08/2022 | Other | | [Same street] 2 BELCROFT CLOSE, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4XE | £295,000 | 06/04/2022 | Other | | [Same street] 7 BELCROFT CLOSE, NORTHENDEN, MANCHESTER, GREATER MANCHESTER, M22 4XE | £230,000 | 04/04/2022 | Terraced | | 73 CHURCH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4WD | £90,000 | 07/03/2022 | Other | | 75 CHURCH ROAD, MANCHESTER, GREATER MANCHESTER, M22 4WD | £36,000 | 14/10/2021 | Other | | 349 PALATINE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4FY | £1,000,000 | 28/07/2021 | Other | | VENTURE HOUSE, 341 BASEMENT AND GROUND FLOOR PALATINE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4FY | £600,000 | 02/07/2021 | Other | **Street average:** £262,500 (2 sales) **Area average:** £503,714 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £5,961,750 (4 Other, M22, 2024–2026) - **Deviation:** -95.4% ## 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 East Lancs (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 Semi-Detached House, Carloon Road, M23 | £1,300/mo | 3 | 1 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.47% (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:** 5.7% - **Cost-to-rent:** 17.6× - **Monthly cashflow:** £62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.9% *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:** £3,873/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3603.2% - **10y growth:** 3355.1% ## House Price Index (HM Land Registry) *Official index for Manchester; All dwelling types series; as of March 2026.* - **1y growth (index):** 1.4% - **5y growth (index):** 18.2% - **10y growth (index):** 75.3% ## 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)