# 2 bedroom apartment for sale (M5 5EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 82 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER M5 5EB |
| Price | £124,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 54 m² |
| Last sold | £65,500 Aug 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/11/2028
- **Current heating cost:** £229/year

### Recommendations
- E (25)
- L2 (1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9351-2852-6998-9328-9171)

## Description

This well-presented two-bedroom apartment offers a fantastic opportunity to acquire a bright and low-maintenance home in a highly convenient Salford location.

The heart of the property is a generous open-plan living space that seamlessly combines the kitchen, dining, and lounge areas. Flooded with natural light from large windows, this versatile room features practical wood-effect flooring and provides plenty of space for both relaxation and dining. The kitchen area is thoughtfully arranged with a range of wall and base units, a tiled splashback, and integrated cooking appliances, leaving clear space for additional freestanding white goods.

A welcoming central hallway leads to the rest of the accommodation. Both bedrooms are well-proportioned, featuring large windows that frame open views and allow for plenty of natural daylight, finished with neutral decor and laminate flooring. The property is completed by a neat three-piece family bathroom, consisting of a panelled bath with a wall-mounted shower and glass screen, a pedestal hand wash basin, and a low-level WC, all complemented by classic wall tiling.

Situated within the popular Sugar Mill Square development, this apartment provides a brilliant balance of space and comfort, making it a must-see for anyone looking to live or invest in the area.

In accordance with UK Anti-Money Laundering Regulations, Lawrence Copeland is required to verify the identity of all purchasers. Identity checks are carried out by an independent third-party provider and are subject to a fee of **£30 + VAT (£36 inc. VAT) per person**, payable by the purchaser. This fee is non-refundable. A Memorandum of Sale cannot be issued until these checks have been completed. Proof of funds and solicitor details will also be required.

## Property Photos

- ![Photo](/listings/photos/90856419/1633804)
- ![Photo](/listings/photos/90856419/1633805)
- ![Photo](/listings/photos/90856419/1633806)
- ![Photo](/listings/photos/90856419/1633807)
- ![Photo](/listings/photos/90856419/1633808)
- ![Photo](/listings/photos/90856419/1633809)
- ![Photo](/listings/photos/90856419/1633810)
- ![Photo](/listings/photos/90856419/1633811)
- ![Photo](/listings/photos/90856419/1633812)

## Floorplans

- ![Floorplan 1](/listings/photos/90856419/1633813) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/90856419/1633814) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 82 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £65,500 | 03/08/2015 | Flat |

## 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] 31 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £135,000 | 25/11/2025 | Flat |
| CITY LINK 1215 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ | £45,000 | 17/07/2025 | Flat |
| [Same street] 18 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £116,000 | 19/05/2025 | Flat |
| HYNDMAN COURT FLAT 19 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £113,000 | 19/12/2023 | Flat |
| CITY LINK 2701 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DB | £102,000 | 07/12/2023 | Flat |
| WILEMAN COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BU | £110,000 | 20/11/2023 | Flat |
| ANTHISTLE COURT FLAT 26 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £108,000 | 05/06/2023 | Flat |
| [Same street] 42 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £150,000 | 19/05/2023 | Flat |
| [Same street] 23 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £110,000 | 31/03/2023 | Flat |
| CITY LINK 1231 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ | £93,000 | 17/01/2023 | Flat |
| ANTHISTLE COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £135,000 | 14/12/2022 | Flat |
| [Same street] 35 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £125,000 | 30/09/2022 | Flat |
| 8 APARTMENT 14 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £144,000 | 17/08/2022 | Flat |
| OLD CHURCH COURT, 40 APARTMENT 11 WEASTE ROAD, SALFORD, GREATER MANCHESTER, M5 5FW | £94,000 | 04/08/2022 | Flat |
| ANTHISTLE COURT FLAT 12 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £123,600 | 27/07/2022 | Flat |
| 8 APARTMENT 11 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £149,426 | 21/07/2022 | Flat |
| 8 APARTMENT 4 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £165,132 | 27/06/2022 | Flat |
| [Same street] 40 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £125,000 | 24/06/2022 | Flat |
| [Same street] 59 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £105,000 | 23/06/2022 | Flat |
| ANTHISTLE COURT FLAT 6 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £125,100 | 10/06/2022 | Flat |
| 8 APARTMENT 3 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £152,000 | 26/05/2022 | Flat |
| HYNDMAN COURT FLAT 25 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £122,000 | 29/04/2022 | Flat |
| 8 APARTMENT 17 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £151,420 | 14/04/2022 | Flat |
| HYNDMAN COURT FLAT 14 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £118,000 | 07/04/2022 | Flat |
| [Same street] 69 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £120,000 | 04/03/2022 | Flat |
| [Same street] 41 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £105,000 | 18/02/2022 | Flat |
| 8 APARTMENT 7 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £160,641 | 15/02/2022 | Flat |
| 8 APARTMENT 16 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £154,379 | 10/01/2022 | Flat |
| 8 APARTMENT 2 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £188,000 | 05/01/2022 | Flat |
| [Same street] 12 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £92,000 | 26/11/2021 | Flat |
| [Same street] 63 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £88,000 | 02/11/2021 | Flat |
| [Same street] 39 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £107,000 | 02/11/2021 | Flat |
| [Same street] 61 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £98,000 | 09/09/2021 | Flat |
| [Same street] 27 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £103,000 | 08/08/2021 | Flat |

**Street average:** £112,786 (14 sales)
**Area average:** £127,685 (20 sales)

## Price vs local average

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

- **Local average:** £198,695 (79 Flat, M5, 2024–2026)
- **Deviation:** -37.1%

## Rental Range

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

- **Low:** £1,048/mo
- **Realistic:** £1,164/mo
- **Optimistic:** £1,280/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/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 Terraced House, Wychbury Street, M6 | £1,250/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Wychbury Street, M6 | £1,300/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Fram St, M6 | £950/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Terraced House, Kara St, M6 | £1,000/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Terraced House, Liverpool St, M6 | £1,200/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Langworthy Road, M5 | £1,295/mo | 2 | 0.57 miles | OpenRent |

**Average rent: £1,166/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £585/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.4%

*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:** £2,314/m²

## Capital growth trend

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

- **5y growth:** -7.4%
- **10y growth:** 33.6%

## House Price Index (HM Land Registry)

*Official index for Salford; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5%
- **5y growth (index):** 17.3%
- **10y growth (index):** 75%

## 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)