For sale Detached

13 WOODSEND ROAD SOUTH

MANCHESTER, URMSTON, GREATER MANCHESTER M41 6QB

3 beds 1 baths 990 sq ft Listed 8 Sep 2025 (-316d)

£400,000

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# 3 bedroom detached house for sale (M41 6QB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 WOODSEND ROAD SOUTH, MANCHESTER, URMSTON, GREATER MANCHESTER M41 6QB |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 92 m² |
| Last sold | £205,000 Jun 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/09/2034
- **Current heating cost:** £1,205/year
- **Est. upgrade cost to C:** £11,140

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- E (£15)
- G (£350 - £450)
- 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/6134-3221-8400-0177-2226)

## Description

**VIDEO TOUR** - **EXTENDED ACCOMMODATION** - VITALSPACE ESTATE AGENTS are delighted to present this beautifully updated THREE BEDROOM detached home, tucked away on a peaceful road in Flixton. Perfectly blending modern touches with generous living space, this home is designed for both relaxing family life and entertaining. Step inside through a welcoming porch into a bright and spacious 18ft living room, the perfect spot for cosy evenings in. The heart of the home is the impressive ‘L’-shaped open-plan dining kitchen, featuring classic Shaker style units, contrasting worktops and a stylish splashback. A large breakfast bar creates a sociable hub for casual dining or morning coffee, while the adjoining conservatory offers a versatile extra living space, opening directly onto the garden. Upstairs, a shaped landing leads to three well proportioned bedrooms and a sleek, modern family bathroom with a shower over bath combination. Externally, this property is set back from the road with a driveway and carport offering ample parking. The rear garden is designed for both relaxation and entertaining, enjoy summer evenings on the raised decked patio, dine outdoors on the paved seating area, or simply unwind on the lawn, all enclosed by private timber fencing. Further benefits of this spacious property include uPVC double glazing, a newly installed gas central heating boiler and an electrical re-wire in 2015. Woodsend Road South is positioned in a highly desirable area, within walking distance to local amenities and eateries. Beautiful open spaces are just minutes away as well as highly regarded schools for all ages. Urmston town centre is short drive away, which boasts an array of shops, bars, and restaurants. Contact VitalSpace Estate Agents for further information or to arrange an internal inspection.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/166744886/1344798) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/166744886/1344799) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #6764489
- **Address:** 13 Woodsend Road South, Urmston, M41 6QB
- **Certificate Issued:** 17/08/2009
- **Work Completed:** 24/07/2009
- **Items:** 4 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB | £205,000 | 12/06/2015 | 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 |
|---------|-------|------|------|
| [Same street] 47 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB | £348,000 | 12/12/2025 | Semi-detached |
| [Same street] 11 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB | £370,000 | 19/11/2025 | Detached |
| 54 ROTHIEMAY ROAD, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6JY | £580,000 | 18/12/2023 | Detached |
| 43 AMBLESIDE ROAD, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QX | £418,000 | 31/08/2023 | Detached |
| [Same street] 50 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB | £380,000 | 27/06/2022 | Semi-detached |
| [Same street] 47 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB | £310,000 | 04/04/2022 | Semi-detached |

**Street average:** £352,000 (4 sales)
**Area average:** £499,000 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £546,731 (26 Detached, M41, 2024–2026)
- **Deviation:** -26.8%

## Rental Range

*ONS Price Index of Private Rents (Trafford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,226/mo
- **Realistic:** £1,362/mo
- **Optimistic:** £1,498/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, The Crescent, M44 | £1,300/mo | 3 | 0.86 miles | OpenRent |
| 3 Bed Terraced House, Woodbine Terrace, M44 | £1,295/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,298/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £162,250
- **Target investor price (1%):** £129,800

*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 £1,298/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.7×
- **Monthly cashflow:** £-432/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:** £4,348/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 21.9%
- **10y growth:** 78.9%

## House Price Index (HM Land Registry)

*Official index for Trafford; Detached series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 21.2%
- **10y growth (index):** 63.8%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

92 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£205,000 Jun 2015

Price per m²

£4,348/m²

Local average

£546,731 (-26.8%)

Deprivation

Decile 7 (20,990 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Three Bedrooms
Open plan dining kitchen
18ft Living room
Landscaped rear garden
Perfect family home
Extended detached home
Highly convenient location
uPVC conservatory
Modern tiled bathroom
Viewing essential

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

VIDEO TOUR - EXTENDED ACCOMMODATION - VITALSPACE ESTATE AGENTS are delighted to present this beautifully updated THREE BEDROOM detached home, tucked away on a peaceful road in Flixton. Perfectly blending modern touches with generous living space, this home is designed for both relaxing family life and entertaining. Step inside through a welcoming porch into a bright and spacious 18ft living room, the perfect spot for cosy evenings in. The heart of the home is the impressive ‘L’-shaped open-plan dining kitchen, featuring classic Shaker style units, contrasting worktops and a stylish splashback. A large breakfast bar creates a sociable hub for casual dining or morning coffee, while the adjoining conservatory offers a versatile extra living space, opening directly onto the garden. Upstairs, a shaped landing leads to three well proportioned bedrooms and a sleek, modern family bathroom with a shower over bath combination. Externally, this property is set back from the road with a driveway and carport offering ample parking. The rear garden is designed for both relaxation and entertaining, enjoy summer evenings on the raised decked patio, dine outdoors on the paved seating area, or simply unwind on the lawn, all enclosed by private timber fencing. Further benefits of this spacious property include uPVC double glazing, a newly installed gas central heating boiler and an electrical re-wire in 2015. Woodsend Road South is positioned in a highly desirable area, within walking distance to local amenities and eateries. Beautiful open spaces are just minutes away as well as highly regarded schools for all ages. Urmston town centre is short drive away, which boasts an array of shops, bars, and restaurants. Contact VitalSpace Estate Agents for further information or to arrange an internal inspection.

Listed by

South Manchester

VitalSpace

Reference: 166744886

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/09/2024

Expiry date: 22/09/2034

Current heating cost: £1,205/year

Potential heating cost: £998/year

Est. upgrade cost to C: £11,140

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #6764489

Property Details

Street: 13 Woodsend Road South

Town: Urmston

Postcode: M41 6QB

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 17/08/2009

Work Completed: 24/07/2009

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	—	£400,000	+95.1%
Sold	12/06/2015 (11 years ago)	£205,000	—

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
Same street 47 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB	£348,000	12/12/2025	Semi-detached
Same street 11 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB	£370,000	19/11/2025	Detached
54 ROTHIEMAY ROAD, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6JY	£580,000	18/12/2023	Detached
43 AMBLESIDE ROAD, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QX	£418,000	31/08/2023	Detached
Same street 50 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB	£380,000	27/06/2022	Semi-detached
Same street 47 WOODSEND ROAD SOUTH, URMSTON, MANCHESTER, TRAFFORD, GREATER MANCHESTER, M41 6QB	£310,000	04/04/2022	Semi-detached

Street average: £352,000 (4 sales)

Area average: £499,000 (2 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 21.9%

10y growth 78.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Trafford. Series: Detached. As of April 2026.

1y (index) 2.6%

5y (index) 21.2%

10y (index) 63.8%

Rental Range

Estimated market rent for Trafford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,226/mo

Realistic £1,362/mo

Optimistic £1,498/mo

Based on Local Authority from postcode lookup → Trafford.

LHA (30th percentile) floor for Central Greater Manchester: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M41 6QB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Flixton, Irlam Road /near Woodsend Road	0.1 miles
Shop	St. Mary's International Education and Employment Ltd	0.1 miles
Bus stop	Irlam Road/Red Lion	0.2 miles
Shop	New Dimensions Hair Design	0.2 miles
Train station	Flixton	0.3 miles
Train station	Chassen Road	0.9 miles
Hospital	Altrincham Health and Wellbeing Centre	4.4 miles
Hospital	Altrincham Hospital	4.5 miles
University	Manchester School of Art	6.5 miles
University	Manchester Metropolitan University	6.5 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 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 Monica's RC Primary School	Primary	0.1 miles	Good — 22 Oct 2014
Wellacre Technology Academy	Secondary	0.2 miles	Requires improvement — 22 Jan 2024
Acre Hall Primary School	Primary	0.2 miles	Requires improvement — 8 Sep 2024
Delamere School	Other	0.3 miles	Outstanding — 12 Sep 2017
St Michael's CofE (Aided) Primary School	Primary	0.4 miles	Good — 15 Jan 2024

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
3 Bed Semi-Detached House, The Crescent, M44	£1,300/mo	3	0.86 miles	OpenRent
3 Bed Terraced House, Woodbine Terrace, M44	£1,295/mo	3	1.07 miles	OpenRent

Average rent: £1,298/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £162,250

Target investor price (1%) £129,800

Gross yield 3.9%

Cost-to-rent ratio 25.7×

Monthly cashflow £-432/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.5%

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).