For sale Flat

Hotel investment opportunity

M1 4HQ

1 beds Listed 6 Mar 2026 (-104d)

£85,000

Save

# 1 bedroom flat for sale (M1 4HQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Hotel investment opportunity, M1 4HQ |
| Price | £85,000 |
| Bedrooms | 1 |

## Description

Priced at £100,000, this hands-off investment provides a guaranteed 10% NET yield (£10,000 per year) with no service charges, no maintenance, and no management fees. All operations, bookings, and upkeep are handled by a professional hotel operator with a proven track record.

This opportunity offers investors stable, predictable returns in one of the UK's strongest hospitality and business travel markets.

Key Features

£90,000 hotel room investment

Guaranteed 10% NET return (£10,000 per year)

Fully furnished, modern hotel room

Zero maintenance and no ongoing costs

Hands-off, fully managed by an established operator

Long leaseback with fixed income

Prime city-centre location with exceptional demand

Location: Manchester City Centre - Piccadilly

This investment is positioned in the Piccadilly district, one of Manchester's most dynamic and sought-after areas, known for its unparalleled transport links and constant flow of visitors.

Exceptional Connectivity

2-4 minutes' walk to Manchester Piccadilly Station, offering direct services to London, Birmingham, Glasgow, Liverpool, Leeds and the airport.

Easy access to tram stops, major bus routes, and the inner-city ring road.

High footfall area with strong weekday and weekend visitor traffic.

Prime City Centre Location

The hotel sits close to major commercial, retail, and leisure zones, including:

Piccadilly Gardens

Northern Quarter (bars, cafes, nightlife)

Ancoats (award-winning restaurants & residential district)

Market Street and the Arndale Centre

Canal Street / Village District

Deansgate & Spinningfields (business & dining)

Strong Corporate & Events Demand

Manchester Piccadilly's surrounding area is a leading hub for:

Business travellers

Tech and media workers

University staff and visitors

Conferences, events & exhibitions

Football, concerts & arena events (Etihad Stadium, AO Arena)

This steady, year-round demand ensures consistently high hotel occupancy.

Tourism & Leisure Appeal

The city attracts millions of visitors each year thanks to its:

World-renowned football clubs

Music scene and events

Museums, galleries & theatres

Premier shopping districts

International festivals

This combination of leisure, business and travel traffic makes Piccadilly one of the strongest performing hotel areas in the North.

Financial Breakdown

Purchase Price: £100,000

Annual Income: £10,000 NET

Yield: 10% NET

Management & Fees: None - fully hands-off

Payment Schedule: Quarterly or annually

## Property Photos

- ![Photo](/listings/photos/172952765/74776)
- ![Photo](/listings/photos/172952765/74777)

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 APARTMENT 7 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA | £225,000 | 10/03/2023 | Flat |
| THE ARTHOUSE, 43 APARTMENT 208 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB | £187,500 | 18/11/2022 | Flat |
| THE ARTHOUSE, 43 UNIT 101 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB | £273,000 | 11/11/2022 | Flat |
| 30 APARTMENT 30 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA | £305,000 | 20/07/2022 | Flat |
| 30 APARTMENT 27 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA | £305,000 | 01/06/2022 | Flat |
| THE ARTHOUSE, 43 APARTMENT 205 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB | £228,000 | 25/04/2022 | Flat |
| 59 - 61 FAULKNER STREET, MANCHESTER, GREATER MANCHESTER, M1 4FF | £650,000 | 03/03/2022 | Flat |
| 30 APARTMENT 26 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA | £285,000 | 16/02/2022 | Flat |
| THE ARTHOUSE, 43 APARTMENT 308 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB | £186,500 | 03/09/2021 | Flat |
| 30 APARTMENT 24 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA | £215,000 | 27/07/2021 | Flat |

**Area average:** £286,000 (10 sales)

## Price vs local average

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

- **Local average:** £289,340 (52 Flat, M1, 2024–2026)
- **Deviation:** -70.6%

## Rental Range

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

- **Low:** £1,214/mo
- **Realistic:** £1,349/mo
- **Optimistic:** £1,484/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £399/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 |
|------|------|------|------|------|
| 1 Bed Flat, Sackville Street, M1 | £1,600/mo | 1 | 0.2 miles | OpenRent |
| Studio Flat, Piccadilly Place, M1 | £990/mo | 1 | 0.3 miles | OpenRent |
| Studio Flat, Piccadilly Place, M1 | £1,050/mo | 1 | 0.3 miles | OpenRent |
| 1 Bed Flat, Transmission House, M4 | £1,150/mo | 1 | 0.3 miles | OpenRent |
| 1 Bed Flat, Bracken House, M1 | £895/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Withy Grove, M4 | £950/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed Flat, Withy Grove, M4 | £950/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £1,084/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 1.16% (strong)
- **Max investor price (0.8%):** £123,750
- **Target investor price (1%):** £99,000

*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 £990/mo).*

- **Gross yield:** 14%
- **Cost-to-rent:** 7.2×
- **Monthly cashflow:** £531/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 25.9%

*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).*

## Capital growth trend

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

- **5y growth:** -10.2%
- **10y growth:** 24.5%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 58.9%

## 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)

Photo 1 Photo 2

/ 2

Property details

Local average

£289,340 (-70.6%)

Deprivation

Decile 4 (11,026 of 33,755)

Street crime

4 incidents within 1 mile (Apr 2026)

Key features

10% NET RETURNS
FULLY MANAGED AND HANDS OFF INVESTMENT
BUY TO LET INVESTMENT OPPORTUNITY
DIFFERENT OPTIONS AVAILABLE

Additional details

Garden: Yes

Description

An exceptional chance to secure a fully managed hotel room investment in the heart of Manchester City Centre, moments from Piccadilly Station - one of the UK's busiest and best-connected transport hubs.

Priced at £100,000, this hands-off investment provides a guaranteed 10% NET yield (£10,000 per year) with no service charges, no maintenance, and no management fees. All operations, bookings, and upkeep are handled by a professional hotel operator with a proven track record.

This opportunity offers investors stable, predictable returns in one of the UK's strongest hospitality and business travel markets.

Key Features

£90,000 hotel room investment

Guaranteed 10% NET return (£10,000 per year)

Fully furnished, modern hotel room

Zero maintenance and no ongoing costs

Hands-off, fully managed by an established operator

Long leaseback with fixed income

Prime city-centre location with exceptional demand

Location: Manchester City Centre - Piccadilly

This investment is positioned in the Piccadilly district, one of Manchester's most dynamic and sought-after areas, known for its unparalleled transport links and constant flow of visitors.

Exceptional Connectivity

2-4 minutes' walk to Manchester Piccadilly Station, offering direct services to London, Birmingham, Glasgow, Liverpool, Leeds and the airport.

Easy access to tram stops, major bus routes, and the inner-city ring road.

High footfall area with strong weekday and weekend visitor traffic.

Prime City Centre Location

The hotel sits close to major commercial, retail, and leisure zones, including:

Piccadilly Gardens

Northern Quarter (bars, cafes, nightlife)

Ancoats (award-winning restaurants & residential district)

Market Street and the Arndale Centre

Canal Street / Village District

Deansgate & Spinningfields (business & dining)

Strong Corporate & Events Demand

Manchester Piccadilly's surrounding area is a leading hub for:

Business travellers

Tech and media workers

University staff and visitors

Conferences, events & exhibitions

Football, concerts & arena events (Etihad Stadium, AO Arena)

This steady, year-round demand ensures consistently high hotel occupancy.

Tourism & Leisure Appeal

The city attracts millions of visitors each year thanks to its:

World-renowned football clubs

Music scene and events

Museums, galleries & theatres

Premier shopping districts

International festivals

This combination of leisure, business and travel traffic makes Piccadilly one of the strongest performing hotel areas in the North.

Financial Breakdown

Purchase Price: £100,000

Annual Income: £10,000 NET

Yield: 10% NET

Management & Fees: None - fully hands-off

Payment Schedule: Quarterly or annually

Listed by

Manchester

Quartico Investments LTD

Reference: 172952765

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Listed for sale	—	£85,000	—

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
30 APARTMENT 7 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA	£225,000	10/03/2023	Flat
THE ARTHOUSE, 43 APARTMENT 208 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB	£187,500	18/11/2022	Flat
THE ARTHOUSE, 43 UNIT 101 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB	£273,000	11/11/2022	Flat
30 APARTMENT 30 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA	£305,000	20/07/2022	Flat
30 APARTMENT 27 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA	£305,000	01/06/2022	Flat
THE ARTHOUSE, 43 APARTMENT 205 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB	£228,000	25/04/2022	Flat
59 - 61 FAULKNER STREET, MANCHESTER, GREATER MANCHESTER, M1 4FF	£650,000	03/03/2022	Flat
30 APARTMENT 26 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA	£285,000	16/02/2022	Flat
THE ARTHOUSE, 43 APARTMENT 308 GEORGE STREET, MANCHESTER, GREATER MANCHESTER, M1 4AB	£186,500	03/09/2021	Flat
30 APARTMENT 24 PRINCESS STREET, MANCHESTER, GREATER MANCHESTER, M1 4DA	£215,000	27/07/2021	Flat

Area average: £286,000 (10 sales)

Capital growth trend

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

5y growth -10.2%

10y growth 24.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.4%

5y (index) 9.1%

10y (index) 58.9%

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for West Pennine: £399/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M1 4HQ

Address

35-39 George Street

Nearby

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

Type	Name	Distance
Shop	T.L Art & Craft gallery	0.0 miles
Shop	ChriSalon	0.0 miles
Bus stop	Manchester City Centre, Princess Street / Chinatown (Stop SF)	0.0 miles
Bus stop	PRINCESS Street/Chinatown	0.0 miles
University	University of Law	0.2 miles
University	UCEN Manchester (Shena Simon Campus)	0.2 miles
Train station	Manchester Oxford Road	0.3 miles
Train station	Manchester Piccadilly	0.4 miles
Hospital	Manchester Royal Infirmary	1.2 miles
Hospital	Plymouth Grove Medical Centre	1.2 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Other crime	1
Other theft	1
Total incidents	4

Within 1 mile during Apr 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
Abbey College Manchester	Other	0.3 miles	— (No rating)
The Manchester Metropolitan University	Other	0.5 miles	— (No rating)
Chetham's School of Music	Other	0.5 miles	— (No rating)
Digital Advantage	Other	0.6 miles	— (No rating)
The Cooperative College	Other	0.6 miles	— (No rating)

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
1 Bed Flat, Sackville Street, M1	£1,600/mo	1	0.2 miles	OpenRent
Studio Flat, Piccadilly Place, M1	£990/mo	1	0.3 miles	OpenRent
Studio Flat, Piccadilly Place, M1	£1,050/mo	1	0.3 miles	OpenRent
1 Bed Flat, Transmission House, M4	£1,150/mo	1	0.3 miles	OpenRent
1 Bed Flat, Bracken House, M1	£895/mo	1	0.32 miles	OpenRent
1 Bed Flat, Withy Grove, M4	£950/mo	1	0.43 miles	OpenRent
1 Bed Flat, Withy Grove, M4	£950/mo	1	0.43 miles	OpenRent

Average rent: £1,084/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.16%

Max investor price (0.8%) £123,750

Target investor price (1%) £99,000

Gross yield 14%

Cost-to-rent ratio 7.2×

Monthly cashflow £531/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 25.9%

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).