# 2 bedroom terraced house for sale (SK14 4EX) ## Property Details | Key | Value | |-----|-------| | Address | 12 TALBOT ROAD, HYDE, GREATER MANCHESTER SK14 4EX | | Price | £235,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: before 1900 | | Floor area | 82 m² | | Last sold | £140,000 Apr 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 14/03/2031 - **Current heating cost:** £552/year - **Est. upgrade cost to C:** £18,500 ### Recommendations - Q (£4,000 - £14,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2180-7157-1090-0107-5191) ## Description *** HUGE GARDEN & DOUBLE PARKING **** Situated in a popular residential area of Hyde and within walking distance of Flowery Field train station, this beautifully presented and extended two-bedroom stone mid-terrace home effortlessly combines period charm with modern comforts. Retaining an abundance of character through its attractive exposed beams, the property offers spacious, well-planned accommodation that is ready to move straight into. Conveniently positioned close to local shops, schools and everyday amenities, it also benefits from excellent transport links, making it an ideal choice for commuters. The accommodation begins with a generous open plan lounge/dining room, a welcoming and versatile living space centred around a charming log burner, creating a cosy focal point perfect for relaxing evenings or entertaining family and friends. To the rear, the stylish modern kitchen/breakfast room provides an excellent range of fitted units, ample worktop space and room for casual dining, the contemporary ground floor bathroom completes this floor. To the first floor are two well-proportioned double bedrooms, both tastefully decorated and offering comfortable and inviting spaces to unwind. Externally, the property continues to impress with the added advantage of off-road parking to the rear. Beyond is a generous enclosed garden, thoughtfully designed for ease of maintenance and outdoor enjoyment, featuring a paved patio ideal for al fresco dining, a good-sized artificial lawn and plenty of space for children to play or for keen gardeners to personalise. Offering a wonderful blend of character, modern presentation and practical living, this superb home is perfectly suited to first-time buyers, professional couples or those looking to downsize without sacrificing space or quality. **Ground Floor** - **Lounge/Diner** - 6.68m x 4.08m (21'11" x 13'5") - Double glazed window to front, feature inglenook fireplace with log burner, radiator, door to storage cupboard, door leading to: **Hall** - 1.24m x 2.17m (4'1" x 7'1") - Radiator, stairs leading to first floor, door leading to: **Bathroom** - 1.82m x 1.80m (6'0" x 5'11") - Three piece suite comprising, bath with shower over, pedestal wash hand basin and low-level WC, part tiled walls. **Kitchen/Breakfast Room** - 3.93m x 3.94m (12'11" x 12'11") - Fitted with a matching range of base and eye level units with worktop space over, inset sink with mixer tap, matching breakfast bar, plumbing for washing machine and dishwasher, space for fridge/freezer, built-in eye level oven, built-in hob with extractor hood over, double glazed window to rear, radiator, stable door leading out to rear. **First Floor** - **Landing** - 2.60m x 0.78m (8'6" x 2'7") - Doors leading to: **Bedroom 1** - 3.96m x 4.08m (13'0" x 13'5") - Double glazed window to front, radiator. **Bedroom 2** - 3.96m x 3.20m (13'0" x 10'6") - Double glazed window to rear, door to storage cupboard, radiator. **Outside** - Double driveway to the rear. Enclosed good sized south facing garden with paved patio and artificial lawn with electrics. **Disclaimer** - Home Estate Agents believe all the particulars given to be accurate. They have not tested or inspected any equipment, apparatus, fixtures or fittings and cannot, therefore, offer any proof or confirmation as to their condition or fitness for purpose thereof. The purchaser is advised to obtain the necessary verification from the solicitor or the surveyor. All measurements given are approximate and for guide purposes only and should not be relied upon as accurate for the purpose of buying fixtures, floor-coverings, etc. The buyer should satisfy him/her self of all measurements prior to purchase. Before we can accept an offer for any property we will need certain information from you which will enable us to qualify your offer. If you are making a cash offer which is not dependent upon the sale of another property we will require proof of funds. You should be advised that any approach to a bank, building society or solicitor before we have qualified your offer may result in legal or survey fees being lost. In addition, any delay may result in the property being offered to someone else. ** ** - ## Property Photos - ![IMG_5562.jpeg](/listings/photos/90646038/2200063) - IMG_5562.jpeg - ![IMG_5627.jpeg](/listings/photos/90646038/2200064) - IMG_5627.jpeg - ![IMG_5561.jpeg](/listings/photos/90646038/2200065) - IMG_5561.jpeg - ![IMG_5560.jpeg](/listings/photos/90646038/2200066) - IMG_5560.jpeg - ![IMG_5559.jpeg](/listings/photos/90646038/2200067) - IMG_5559.jpeg - ![IMG_5628.jpeg](/listings/photos/90646038/2200068) - IMG_5628.jpeg - ![Image 39.jpeg](/listings/photos/90646038/2200069) - Image 39.jpeg - ![IMG_5553.jpeg](/listings/photos/90646038/2200070) - IMG_5553.jpeg - ![IMG_2391.jpeg](/listings/photos/90646038/2200071) - IMG_2391.jpeg - ![IMG_2393.jpeg](/listings/photos/90646038/2200072) - IMG_2393.jpeg - ![IMG_2387.jpeg](/listings/photos/90646038/2200073) - IMG_2387.jpeg - ![IMG_2398.jpeg](/listings/photos/90646038/2200074) - IMG_2398.jpeg - ![IMG_2395.jpeg](/listings/photos/90646038/2200075) - IMG_2395.jpeg - ![IMG_2400.jpeg](/listings/photos/90646038/2200076) - IMG_2400.jpeg - ![IMG_2408.jpeg](/listings/photos/90646038/2200077) - IMG_2408.jpeg - ![IMG_2405.jpeg](/listings/photos/90646038/2200078) - IMG_2405.jpeg - ![IMG_2406.jpeg](/listings/photos/90646038/2200079) - IMG_2406.jpeg - ![IMG_5555.jpeg](/listings/photos/90646038/2200080) - IMG_5555.jpeg - ![IMG_5625.jpeg](/listings/photos/90646038/2200081) - IMG_5625.jpeg - ![IMG_5626.jpeg](/listings/photos/90646038/2200082) - IMG_5626.jpeg - ![IMG_5565.jpeg](/listings/photos/90646038/2200083) - IMG_5565.jpeg ## Floorplans - ![Floorplan](/listings/photos/90646038/2200084) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/90646038/2200085) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £140,000 | 23/04/2021 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 73E TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £297,000 | 05/12/2025 | Semi-detached | | 5 LONG MEADOW, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4LZ | £186,000 | 28/11/2025 | Terraced | | [Same street] 20 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £222,500 | 14/11/2025 | Terraced | | 141 ST MARYS ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4HE | £185,000 | 24/10/2025 | Terraced | | 7 GARDEN STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4AU | £188,000 | 14/08/2023 | Terraced | | 28 BLUE BELL CLOSE, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4HU | £430,000 | 06/04/2023 | Terraced | | 29 CLARENCE STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4AX | £75,000 | 09/12/2022 | Terraced | | 2 GAINSBOROUGH WALK, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JN | £200,000 | 25/11/2022 | Terraced | | 4 HARBOUR FARM ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4LP | £190,000 | 24/11/2022 | Terraced | | 141 ST MARYS ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4HE | £175,000 | 23/11/2022 | Terraced | | 1C HALLBOTTOM STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JQ | £190,000 | 14/11/2022 | Terraced | | 29 HALLBOTTOM STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JQ | £170,800 | 08/11/2022 | Terraced | | 18 GAINSBOROUGH WALK, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JN | £205,000 | 28/10/2022 | Terraced | | 12 KENYON CLOSE, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JH | £180,000 | 28/10/2022 | Terraced | | 31 CLARENCE STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4AX | £150,000 | 14/10/2022 | Terraced | | 2 BLUE BELL CLOSE, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4HU | £178,000 | 30/09/2022 | Terraced | | 27 BLUE BELL CLOSE, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4HU | £187,500 | 02/09/2022 | Terraced | | 20 LONG MEADOW, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4LZ | £148,000 | 18/07/2022 | Terraced | | [Same street] 77 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £240,000 | 17/06/2022 | Semi-detached | | 7 FIR TREE DRIVE, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4NG | £125,500 | 16/06/2022 | Terraced | | [Same street] 81 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £120,000 | 30/05/2022 | Semi-detached | | 55 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EU | £147,500 | 27/05/2022 | Terraced | | 7B HALLBOTTOM STREET, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4JQ | £175,000 | 27/05/2022 | Terraced | | 18 HARBOUR FARM ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4LP | £170,000 | 26/05/2022 | Terraced | | [Same street] 20 TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £185,000 | 26/11/2021 | Terraced | | [Same street] 81A TALBOT ROAD, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 4EX | £160,000 | 03/11/2021 | Other | **Street average:** £204,083 (6 sales) **Area average:** £182,815 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £214,094 (90 Terraced, SK14, 2024–2026) - **Deviation:** +9.8% ## Rental Range *ONS Price Index of Private Rents (Tameside). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £834/mo - **Realistic:** £927/mo - **Optimistic:** £1,020/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Tameside & Glossop (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £598/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, Windermere Road, SK14 | £3,150/mo | 2 | 0.73 miles | OpenRent | **Average rent: £3,150/mo (1 listing)** ## 1% Rule - **Rent ratio:** 1.34% (strong) - **Max investor price (0.8%):** £393,750 - **Target investor price (1%):** £315,000 *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 £3,150/mo).* - **Gross yield:** 16.1% - **Cost-to-rent:** 6.2× - **Monthly cashflow:** £1,885/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 33.2% *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:** £2,866/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 31.7% - **10y growth:** 84.6% ## House Price Index (HM Land Registry) *Official index for Tameside; Terraced series; as of June 2026.* - **1y growth (index):** 2.8% - **5y growth (index):** 26.5% - **10y growth (index):** 75.8% ## 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)