# 5 bedroom detached house for sale (M22 4BY) ## Property Details | Key | Value | |-----|-------| | Address | 5 SHAWDENE ROAD, MANCHESTER, GREATER MANCHESTER M22 4BY | | Price | £515,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1950-1966 | | Floor area | 115 m² | | Last sold | £207,000 Jan 2013 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 21/01/2036 - **Current heating cost:** £1,137/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2692-9590-2226-8841) ## Description **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. DID250098/2 ## Property Photos - ![Picture No. 30](/listings/photos/169072562/169958) - Picture No. 30 - ![Drone](/listings/photos/169072562/169962) - Drone - ![Photo](/listings/photos/169072562/169966) - Photo - ![Photo](/listings/photos/169072562/169973) - Photo - ![Photo](/listings/photos/169072562/169976) - Photo - ![Photo](/listings/photos/169072562/169978) - Photo - ![Photo](/listings/photos/169072562/169983) - Photo - ![Photo](/listings/photos/169072562/169988) - Photo - ![Photo](/listings/photos/169072562/169993) - Photo - ![Photo](/listings/photos/169072562/169996) - Photo - ![Photo](/listings/photos/169072562/170001) - Photo - ![Photo](/listings/photos/169072562/170007) - Photo - ![Photo](/listings/photos/169072562/170010) - Photo - ![Photo](/listings/photos/169072562/170014) - Photo - ![Photo](/listings/photos/169072562/170018) - Photo - ![Photo](/listings/photos/169072562/170022) - Photo - ![Photo](/listings/photos/169072562/170027) - Photo - ![Photo](/listings/photos/169072562/170034) - Photo - ![Photo](/listings/photos/169072562/170039) - Photo ## Floorplans - ![Focal Integrated](/listings/photos/169072562/170042) - Focal Integrated ## EPC Graphs - ![EPC Rating Graph](/listings/photos/169072562/170048) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 SHAWDENE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BY | £207,000 | 18/01/2013 | 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 | |---------|-------|------|------| | 14 NETHERWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BQ | £695,000 | 10/11/2025 | Detached | | 5 BARTLEY ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BG | £471,250 | 01/11/2022 | Detached | | 495 PALATINE ROAD, MANCHESTER, GREATER MANCHESTER, M22 4DH | £550,000 | 10/12/2021 | Detached | | 38 GIBWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BS | £499,500 | 25/11/2021 | Detached | | 50 GIBWOOD ROAD, MANCHESTER, GREATER MANCHESTER, M22 4BS | £555,000 | 18/06/2021 | Detached | **Area average:** £554,150 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £695,000 (1 Detached, M22, 2024–2026) - **Deviation:** -25.9% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,214/mo - **Realistic:** £1,349/mo - **Optimistic:** £1,484/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.26% (weak for cashflow) - **Max investor price (0.8%):** £168,625 - **Target investor price (1%):** £134,900 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,478/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 152.7% - **10y growth:** 157.8% ## House Price Index (HM Land Registry) *Official index for Manchester; Detached series; as of March 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 22.2% - **10y growth (index):** 81% ## 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)