# 4 bedroom detached house for sale (M22 5JS) ## Property Details | Key | Value | |-----|-------| | Address | 22 PATCH CROFT ROAD, MANCHESTER, GREATER MANCHESTER M22 5JS | | Price | £465,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 1930-1949 | | Floor area | 110 m² | | Last sold | £220,000 Mar 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 12/04/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £891/year - **Est. upgrade cost to C:** £16,725 ### Recommendations - A (£100 - £350) - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8255-7924-2110-3837-8992) ## Description A FANTASTIC four bedroom detached house offered for sale with no onward chain, situated in a popular location, close to Heald Green Village. Close to Manchester Airport and Wythenshawe Hospital, shops, local schools, motorway links and public transport including the new metrolink service. This property has plenty of character and offers spacious accommodation throughout comprising; entrance porch and hallway, lounge, dining room, kitchen, integral garage, four good size bedrooms, bathroom and separate WC. Large rear garden and off road parking on driveway. A beautiful style property which must be viewed! ## Property Photos - ![Photo 6](/listings/photos/139510448/2687746) - Photo 6 - ![Photo 2](/listings/photos/139510448/2687747) - Photo 2 - ![Photo 16](/listings/photos/139510448/2687748) - Photo 16 - ![Photo 3](/listings/photos/139510448/2687749) - Photo 3 - ![Photo 4](/listings/photos/139510448/2687750) - Photo 4 - ![Photo 1](/listings/photos/139510448/2687751) - Photo 1 - ![Photo 14](/listings/photos/139510448/2687752) - Photo 14 - ![Photo 7](/listings/photos/139510448/2687753) - Photo 7 - ![Photo 8](/listings/photos/139510448/2687754) - Photo 8 - ![Photo 9](/listings/photos/139510448/2687755) - Photo 9 - ![Photo 10](/listings/photos/139510448/2687756) - Photo 10 - ![Photo 11](/listings/photos/139510448/2687757) - Photo 11 - ![Photo 12](/listings/photos/139510448/2687758) - Photo 12 - ![Photo 13](/listings/photos/139510448/2687759) - Photo 13 - ![Photo 14](/listings/photos/139510448/2687760) - Photo 14 - ![Photo 15](/listings/photos/139510448/2687761) - Photo 15 ## Floorplans - ![Floorplan 1](/listings/photos/139510448/2687762) - Floorplan 1 ## EPC Graphs - ![Energy Performance Certificate Link](/listings/photos/139510448/2687763) - Energy Performance Certificate Link ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9056534 - **Address:** 22 Patch Croft Road, MANCHESTER, M22 5JS - **Certificate Issued:** 03/09/2012 - **Work Completed:** 17/07/2012 - **Items:** 8 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22 PATCH CROFT ROAD, MANCHESTER, GREATER MANCHESTER, M22 5JS | £220,000 | 30/03/2015 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £515,000 (2 Detached, M22, 2024–2026) - **Deviation:** -9.7% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,242/mo - **Realistic:** £1,380/mo - **Optimistic:** £1,518/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/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 Semi-Detached House, Greenwood Road, M22 | £1,500/mo | 4 | 1.2 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.8× - **Monthly cashflow:** £-506/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.5% *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:** £4,227/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 109.3% - **10y growth:** 131.7% ## House Price Index (HM Land Registry) *Official index for Manchester; Detached series; as of August 2026.* - **1y growth (index):** 2.4% - **5y growth (index):** 25% - **10y growth (index):** 78.4% ## 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)