Sold STC Flat

Shadowmoss Road

Manchester, M22 0LQ

2 beds 1 baths Listed 1 Jul 2026 (-19d)

£150,000

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# 2 bedroom flat for sale (M22 0LQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Shadowmoss Road, Manchester, M22 0LQ |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |

## Description

*** Viewings commence on Saturday 11th July - Contact us to book your appointment time ***

Located close to Manchester Airport, this purpose-built ground floor flat is offered for sale with the benefit of having no onward chain.

The property does require a degree of cosmetic updating, but has been priced accordingly. Further benefits include a double length driveway and gardens to the front and rear.

An entrance porch opens to an entrance hallway. There is a well-proportioned living room with a dual aspect. The kitchen is a good size and there is a further utility section. The property boasts two good double bedrooms, a shower room and a separate WC.

This is a rare opportunity to acquire a property for updating in this sought-after spot: Excellent transport links abound, with the Metrolink tram stop also close by, with easy access to the Airport.

**Entrance Porch** -

**Entrance Hallway** -

**Living Room** - 4.72m x 3.25m (15'6 x 10'8) -

**Kitchen** - 3.53m x 2.49m (11'7 x 8'2) -

**Utility** - 2.01m x 1.57m (6'7 x 5'2) -

**Bedroom One** - 4.11m x 3.25m (13'6 x 10'8) -

**Bedroom Two** - 3.66m x 2.79m (12'0 x 9'2) -

**Shower Room** - 1.70m x 1.45m (5'7 x 4'9) -

**Separate Wc** -

**Externally** - Garden area to the front with driveway providing off road parking for two vehicles.

Rear garden area with lawn and gated access.

**Leasehold Information** - 89 years remain on a lease which ends on 11/10/2115.

Ground Rent: £10 per annum

Service Charge: £218.59 per annum paid quarterly (£54.66 per quarter)

## Property Photos

- ![Front Elevation](/listings/photos/90344097/1092432) - Front Elevation
- ![Living Room](/listings/photos/90344097/1092433) - Living Room
- ![Kitchen](/listings/photos/90344097/1092434) - Kitchen
- ![Utility Section](/listings/photos/90344097/1092435) - Utility Section
- ![Bedroom One](/listings/photos/90344097/1092436) - Bedroom One
- ![Bedroom Two](/listings/photos/90344097/1092437) - Bedroom Two
- ![Hallway](/listings/photos/90344097/1092438) - Hallway
- ![Shower Room](/listings/photos/90344097/1092439) - Shower Room
- ![Rear Garden](/listings/photos/90344097/1092440) - Rear Garden

## Floorplans

- ![Shadowmoss Road](/listings/photos/90344097/1092441) - Shadowmoss Road

## EPC Graphs

- ![EE Rating](/listings/photos/90344097/1092442) - EE Rating

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 SWITHIN ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LR | £170,000 | 17/12/2025 | Flat |
| 43 SHADOWMOSS ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LH | £145,000 | 05/09/2025 | Flat |
| 5 SWITHIN ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LR | £115,000 | 27/08/2021 | Flat |

**Area average:** £143,333 (3 sales)

## Price vs local average

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

- **Local average:** £155,160 (25 Flat, M22, 2024–2026)
- **Deviation:** -3.3%

## 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):** £474/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Beaford Road, M22 | £1,200/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Semi-Detached House, Hazelwood Road, M22 | £1,400/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Maisonette, Culmere Road, M22 | £3,000/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £1,867/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.93% (okay)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 11.2%
- **Cost-to-rent:** 8.9×
- **Monthly cashflow:** £644/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.8%

*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).*

## Capital growth trend

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

- **5y growth:** 17%
- **10y growth:** 12.6%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 8.8%
- **10y growth (index):** 57%

## 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)

Front Elevation Living Room Kitchen Utility Section Bedroom One Bedroom Two Hallway Shower Room Rear Garden

/ 9

Property details

Tenure

LEASEHOLD (89 years remaining on lease)

Council tax band

Local average

£155,160 (-3.3%)

Deprivation

Decile 2 (4,873 of 33,755)

Street crime

4 incidents within 1 mile (May 2026)

Key features

Gas Central Heating
PVCU Double Glazing
Driveway
Gardens
Two Double Bedrooms
Kitchen & Utility
Shower Room
Separate WC
Updating Required
No Onward Chain

Additional details

Electricity: Mains supply
Broadband: ADSL copper wire
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Driveway
Garden: Yes
Listed property: No
Restrictions: Yes
Required access: No
Flooded in last 5 years: No
Flood defences: No

Description

* Viewings commence on Saturday 11th July - Contact us to book your appointment time *

Located close to Manchester Airport, this purpose-built ground floor flat is offered for sale with the benefit of having no onward chain.

The property does require a degree of cosmetic updating, but has been priced accordingly. Further benefits include a double length driveway and gardens to the front and rear.

An entrance porch opens to an entrance hallway. There is a well-proportioned living room with a dual aspect. The kitchen is a good size and there is a further utility section. The property boasts two good double bedrooms, a shower room and a separate WC.

This is a rare opportunity to acquire a property for updating in this sought-after spot: Excellent transport links abound, with the Metrolink tram stop also close by, with easy access to the Airport.

Entrance Porch -

Entrance Hallway -

Living Room - 4.72m x 3.25m (15'6 x 10'8) -

Kitchen - 3.53m x 2.49m (11'7 x 8'2) -

Utility - 2.01m x 1.57m (6'7 x 5'2) -

Bedroom One - 4.11m x 3.25m (13'6 x 10'8) -

Bedroom Two - 3.66m x 2.79m (12'0 x 9'2) -

Shower Room - 1.70m x 1.45m (5'7 x 4'9) -

Separate Wc -

Externally - Garden area to the front with driveway providing off road parking for two vehicles.
Rear garden area with lawn and gated access.

Leasehold Information - 89 years remain on a lease which ends on 11/10/2115.
Ground Rent: £10 per annum
Service Charge: £218.59 per annum paid quarterly (£54.66 per quarter)

Listed by

Heald Green

Main & Main Estate Agents Limited

Reference: 90344097

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Shadowmoss Road

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£150,000	—

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
5 SWITHIN ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LR	£170,000	17/12/2025	Flat
43 SHADOWMOSS ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LH	£145,000	05/09/2025	Flat
5 SWITHIN ROAD, MANCHESTER, GREATER MANCHESTER, M22 0LR	£115,000	27/08/2021	Flat

Area average: £143,333 (3 sales)

Capital growth trend

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

5y growth 17%

10y growth 12.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of April 2026.

1y (index) -1.4%

5y (index) 8.8%

10y (index) 57%

Rental Range

Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,217/mo

Realistic £1,352/mo

Optimistic £1,487/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M22 0LQ

Address

5 Copgrove Walk

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Ringway Road/Shadow Moss Road	0.1 miles
Shop	Londis	0.3 miles
Shop	Bargain Booze	0.6 miles
Train station	Heald Green	0.7 miles
Train station	Manchester Airport	0.8 miles
Hospital	Altrincham Hospital	4.3 miles
Hospital	Altrincham Health and Wellbeing Centre	4.4 miles
University	Fallowfield Reception and Richmond Amenities Building	5.7 miles
University	Manchester School of Art	7.1 miles

Street-level crime

Category	Count
Criminal damage and arson	1
Drugs	1
Vehicle crime	1
Violence and sexual offences	1
Total incidents	4

Within 1 mile during May 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
Ringway Primary School	Primary	0.5 miles	Good — 21 Mar 2013
St Anthony's Catholic Primary School	Primary	0.6 miles	Good — 2 Mar 2015
The Willows Primary School	Primary	0.8 miles	Good — 21 Sep 2022
St Elizabeth's Catholic Primary School	Primary	0.9 miles	Good — 24 Apr 2024
Peel Hall Primary Academy	Primary	1.0 miles	Inadequate — 18 Sep 2023

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
2 Bed Semi-Detached House, Beaford Road, M22	£1,200/mo	2	0.19 miles	OpenRent
2 Bed Semi-Detached House, Hazelwood Road, M22	£1,400/mo	2	0.22 miles	OpenRent
2 Bed Maisonette, Culmere Road, M22	£3,000/mo	2	0.47 miles	OpenRent

Average rent: £1,867/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.93%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 11.2%

Cost-to-rent ratio 8.9×

Monthly cashflow £644/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17.8%

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).

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