# 4 bedroom semi-detached house for sale (M20 4AD) ## Property Details | Key | Value | |-----|-------| | Address | 2 ENDSLEIGH ROAD, MANCHESTER, MANCHESTER, GREATER MANCHESTER M20 4AD | | Price | £495,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1930-1949 | | Floor area | 107 m² | | Last sold | £180,000 Apr 2008 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 07/07/2036 - **Current heating cost:** £891/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/0933-0207-9506-2415-7204) ## Description ***VIDEO TOUR AVAILABLE*** An extended & beautifully presented, FOUR BEDROOM, semi-detached, traditional property. Situated on a good-sized corner plot on this highly regarded, tree lined road in Withington, off Heaton Road. Close by to parks, schools, universities and hospitals, a variety of amenities are just a short distance away, and there are fantastic transport links nearby giving direct access into the city centre and further afield. In brief, this well-planned property consists of; an entrance hall, a useful storage cupboard, a charming lounge/dining room to the front aspect, a laundry room, a modern three-piece shower room, a stylish fully fitted kitchen/ breakfast room with views and access out into the rear garden, and a double bedroom completing this floor. Stairs leading to the first-floor landing reveals two spacious double bedrooms, a further single bedroom, currently used as a walk-in wardrobe, and a contemporary three-piece bathroom suite complete with free standing roll top bath completing this fantastic property. Other benefits include gas fired central heating, high ceilings, a driveway providing off road parking for multiple vehicles, and a sizable rear enclosed garden. **Externally** - To the front aspect there is a low-level brick boundary wall with a mature hedgerow above, a block-paved driveway provides off road parking for multiple vehicles. To the side aspect there is access into the rear garden. To the rear aspect there is a lawned garden, a patio area, a decked area which is ideal for a table and chairs, and well-stocked flower beds. The garden is enclosed with timber fencing to the neighbouring properties. **Financial Services** - We believe that by introducing our clients to specialist advisors who provide simple, sensible, mortgage & protection advice we can help our clients make fully informed decisions giving them the confidence that they are getting the right deal from the start. Our partners are committed to offering a tailor-made personal and professional service and aim to exceed expectations on every level, specialising in finding the best mortgage & protection products to suit your particular needs. If you wish to take the opportunity to speak with our partner advisors at Bespoke Mortgage; Bridget and Mark can be reached on or **Aml - (Anti-Money Laundering).** - We are required by law and HMRC guidelines to carry out anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy. The cost of these checks is £60 (incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of us publishing your property (in the case of a vendor) or issuing a memorandum of sale (in the case of a buyer), directly to Lifetime Legal, and is non-refundable. We will receive some of the fee taken by Lifetime Legal to compensate for its role in the provision of these checks. **Stamp Duty Land Tax (Sdlt)** - You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat. The amount you pay depends on: *When you bought the property *How much you paid for it *Whether you’re eligible for relief or an exemption *Use the SDLT calculator to work out how much tax you’ll pay. Further details available on ## Property Photos - ![DSC01450.png](/listings/photos/91122129/1542092) - DSC01450.png - ![DSC04395.jpg](/listings/photos/91122129/1542093) - DSC04395.jpg - ![DSC04337.jpg](/listings/photos/91122129/1542094) - DSC04337.jpg - ![DSC04384.jpg](/listings/photos/91122129/1542095) - DSC04384.jpg - ![DSC04362.jpg](/listings/photos/91122129/1542096) - DSC04362.jpg - ![DSC04392.jpg](/listings/photos/91122129/1542097) - DSC04392.jpg - ![DSC04380.jpg](/listings/photos/91122129/1542098) - DSC04380.jpg - ![DSC04310.jpg](/listings/photos/91122129/1542099) - DSC04310.jpg - ![DSC04322.jpg](/listings/photos/91122129/1542100) - DSC04322.jpg - ![DSC04316.jpg](/listings/photos/91122129/1542101) - DSC04316.jpg - ![DSC04330.jpg](/listings/photos/91122129/1542102) - DSC04330.jpg - ![DSC04347.jpg](/listings/photos/91122129/1542103) - DSC04347.jpg - ![DSC04353.jpg](/listings/photos/91122129/1542104) - DSC04353.jpg - ![DSC04345.jpg](/listings/photos/91122129/1542105) - DSC04345.jpg - ![DSC04409.png](/listings/photos/91122129/1542106) - DSC04409.png - ![DSC01406.jpg](/listings/photos/91122129/1542107) - DSC01406.jpg - ![DSC01415-2.jpg](/listings/photos/91122129/1542108) - DSC01415-2.jpg - ![DSC01396.jpg](/listings/photos/91122129/1542109) - DSC01396.jpg - ![DSC04359.jpg](/listings/photos/91122129/1542110) - DSC04359.jpg - ![DSC04368.jpg](/listings/photos/91122129/1542111) - DSC04368.jpg - ![DSC01439.jpg](/listings/photos/91122129/1542112) - DSC01439.jpg - ![DSC01389-2.jpg](/listings/photos/91122129/1542113) - DSC01389-2.jpg - ![Red Lion.png](/listings/photos/91122129/1542114) - Red Lion.png - ![Wilmslow Road 2.png](/listings/photos/91122129/1542115) - Wilmslow Road 2.png - ![Withington Library.png](/listings/photos/91122129/1542116) - Withington Library.png - ![Withington Met.png](/listings/photos/91122129/1542117) - Withington Met.png ## Floorplans - ![2 Endsleigh Road, Withington - all floors (2).JPG](/listings/photos/91122129/1542118) - 2 Endsleigh Road, Withington - all floors (2).JPG ## EPC Graphs - ![EE Rating](/listings/photos/91122129/1542119) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 ENDSLEIGH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AD | £180,000 | 04/04/2008 | Semi-detached | | 2 ENDSLEIGH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AD | £53,000 | 04/07/1997 | Semi-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 | |---------|-------|------|------| | 20 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £500,000 | 29/08/2025 | Semi-detached | | 62 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £370,000 | 24/10/2023 | Semi-detached | | 5 COTTONFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QW | £296,000 | 06/04/2023 | Semi-detached | | 3 ALVERSTONE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AS | £400,000 | 25/11/2022 | Semi-detached | | 27 PRIDMOUTH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GN | £380,000 | 09/09/2022 | Semi-detached | | 72 HEATON ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GW | £285,000 | 26/08/2022 | Semi-detached | | 31 PRIDMOUTH ROAD, MANCHESTER, GREATER MANCHESTER, M20 4GN | £371,000 | 19/08/2022 | Semi-detached | | 64 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £346,500 | 12/07/2022 | Semi-detached | | 1J COTTON LANE, MANCHESTER, GREATER MANCHESTER, M20 4GL | £400,000 | 05/05/2022 | Semi-detached | | 11 COTTON LANE, MANCHESTER, GREATER MANCHESTER, M20 4QE | £402,200 | 09/03/2022 | Semi-detached | | 22 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £334,000 | 11/02/2022 | Semi-detached | | 66 ARNFIELD ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AR | £355,000 | 24/11/2021 | Semi-detached | | 8 HARCOMBE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AT | £360,000 | 12/11/2021 | Semi-detached | | 19 DELAINE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QP | £310,000 | 20/10/2021 | Semi-detached | | 1 HARCOMBE ROAD, MANCHESTER, GREATER MANCHESTER, M20 4AT | £351,000 | 17/09/2021 | Semi-detached | | 112 HEYSCROFT ROAD, MANCHESTER, GREATER MANCHESTER, M20 4QN | £410,000 | 15/09/2021 | Semi-detached | **Area average:** £366,919 (16 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £487,574 (73 Semi-detached, M20, 2024–2026) - **Deviation:** +1.5% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,222/mo - **Realistic:** £1,358/mo - **Optimistic:** £1,494/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,346/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 | |------|------|------|------|------| | 4 Bed Maisonette, Wilmslow Road, M20 | £1,680/mo | 4 | 0.31 miles | OpenRent | | 4 Bed Semi-Detached House, Old Moat Lane, M20 | £2,150/mo | 4 | 0.44 miles | OpenRent | **Average rent: £1,915/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.39% (weak for cashflow) - **Max investor price (0.8%):** £239,375 - **Target investor price (1%):** £191,500 *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 £1,915/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.5× - **Monthly cashflow:** £-251/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.1% *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:** £4,626/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 54.5% - **10y growth:** 74.8% ## House Price Index (HM Land Registry) *Official index for Manchester; Semi-detached series; as of April 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 23.5% - **10y growth (index):** 83.5% ## 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)