Manchester · SS9 2BE · 3-bed
Westleigh Avenue, Leigh-on-sea
© OpenStreetMap · click to open in maps
Asking price
£575,000
Verdict
Overpriced by £256,242 vs 3-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£1,622/mo
3.4% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£1,989/mo
4.2% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£678/mo
1.4% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£576/mo
1.2% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
3-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
3.4% gross — won't cover costs at current rates.
HMO (rooms)
4.2% HMO yield is too low for the management overhead.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£7,500
Home mover
£16,250
2nd home / BTL
£45,000
Mortgage @ 75% LTV
- Loan
- £431,250
- Deposit
- £143,750
- Per month
- £2,648
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £188,750
Should you pay this?
Asking price is roughly £256,242 above what 3-bed homes typically go for here.
You're paying £575,000. Comparable 3-bed homes in this area suggest a market price of around £318,758.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,622/month3.39% gross yield
Based on 2,872 live rentals in Manchester · 3-bed homes here average £1,746/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for SS9 2BE — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
HMO licensing
No curated HMO data for this area. Most UK councils run mandatory licensing for 5+ sharers (statutory) plus area-specific additional / selective schemes. Verify with the local authority before completing a purchase.
Area pulse
- 25,258 new listings here in the last month — good comparable supply.
Share this analysis
Want unlimited saved searches, the full investor breakdown, and the what-if calculator? Try Pro free for 3 days.