# 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, Robinsbay Road, M22 | £3,600/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Semi-Detached House, Hazelwood Road, M22 | £1,200/mo | 2 | 0.17 miles | OpenRent |
| 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 |
| 2 Bed Flat, Sheen Gardens, M22 | £1,200/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Flat, Sheen Gardens, M22 | £1,200/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Terraced House, Buttermere Avenue, M22 | £1,300/mo | 2 | 1.01 miles | OpenRent |

**Average rent: £1,763/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £509/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14%

*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)