22 PATCH CROFT ROAD
MANCHESTER, GREATER MANCHESTER M22 5JS
Property details
Tenure
FREEHOLD
Floor area
110 m²
Council tax band
D
EPC rating
D
Year built
England and Wales: 1930-1949
Last sold
£220,000 Mar 2015
Price per m²
£4,227/m²
Local average
£515,000 (-9.7%)
Deprivation
Decile 4 (12,683 of 33,755)
Street crime
0 incidents within 1 mile (Aug 2026)
Key features
- A Fantastic Four Bedroom Detached House
- Situated In A Popular Location Close To Heald Green Village
- Lounge, Dining Room & Kitchen
- Bathroom & Separate WC
- A Short Distance To Manchester Airport & Wythenshawe Hospital
- Integral Garage
- Off Road Parking & Large Rear Garden
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Listed by
Gatley
Callaghans Ltd
Reference: 139510448
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: B
Inspection date: 13/04/2015
Expiry date: 12/04/2025 (expired)
Current heating cost: £891/year
Potential heating cost: £597/year
Est. upgrade cost to C: £16,725
Recommendations
- Increase loft insulation to 270 mm (£100 - £350)
- Floor insulation (solid floor) (£4,000 - £6,000)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Registered land (INSPIRE)
This location falls inside an HM Land Registry INSPIRE registered freehold polygon.
Plot: ~424 m² (0.10 acres)
Source: HM Land Registry INSPIRE Index Polygons.
Floorplans
Floorplan 1
EPC Graphs
Energy Performance Certificate Link
FENSA Certificates
This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #9056534
Property Details
Street: 22 Patch Croft Road
Town: MANCHESTER
Postcode: M22 5JS
Installation Details
Items: 8 windows and 1 door
Certificate Issued: 03/09/2012
Work Completed: 17/07/2012
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £465,000 | +111.4% |
| Sold | 30/03/2015 (11 years ago) | £220,000 | — |
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 |
|---|---|---|---|
| 101 CALVE CROFT ROAD, MANCHESTER, GREATER MANCHESTER, M22 5EY | £390,000 | 30/05/2023 | Detached |
| 138 CALVE CROFT ROAD, MANCHESTER, GREATER MANCHESTER, M22 5EX | £540,000 | 24/05/2023 | Detached |
| 14 COLEBY AVENUE, WYTHENSHAWE, MANCHESTER, GREATER MANCHESTER, M22 5HH | £375,150 | 15/06/2022 | Detached |
| 40 PATCH CROFT ROAD, MANCHESTER, GREATER MANCHESTER, M22 5JT | £370,000 | 31/03/2022 | Detached |
| 10 MUNRO AVENUE, MANCHESTER, GREATER MANCHESTER, M22 5HL | £382,500 | 06/12/2021 | Detached |
Area average: £411,530 (5 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Detached. As of August 2026.
Rental Range
Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Manchester.
LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Peel Hall, Simonsway / Shadow Moss Road (Stop E) | 0.0 miles |
| Bus stop | Peel Hall, Simonsway / Shadow Moss Road (Stop F) | 0.0 miles |
| Shop | Velvt Desert Bar | 0.3 miles |
| Shop | Londis | 0.4 miles |
| Train station | Heald Green | 0.5 miles |
| Train station | Manchester Airport | 1.1 miles |
| Hospital | Withington Clinic | 4.1 miles |
| Hospital | Newlands Care Home | 4.3 miles |
| University | Fallowfield Reception and Richmond Amenities Building | 5.1 miles |
| University | Manchester School of Art | 6.6 miles |
Street-level crime
| Category | Count |
|---|---|
| Total incidents | 0 |
Within 1 mile during Aug 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 |
|---|---|---|---|
| St Elizabeth's Catholic Primary School | Primary | 0.4 miles | Good — 24 Apr 2024 |
| St Anthony's Catholic Primary School | Primary | 0.5 miles | Good — 2 Mar 2015 |
| Peel Hall Primary Academy | Primary | 0.5 miles | Inadequate — 18 Sep 2023 |
| Ringway Primary School | Primary | 0.6 miles | Good — 21 Mar 2013 |
| Prospect Vale Primary School | Primary | 0.7 miles | Good — 26 Nov 2013 |
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 Semi-Detached House, Greenwood Road, M22 | £1,500/mo | 4 | 1.2 miles | OpenRent |
Average rent: £1,500/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).