# 1 bedroom flat for sale (M1 4HQ)

## Property Details

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

## 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

## 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:** £284,273 (50 Flat, M1, 2024–2026)
- **Deviation:** -70.1%

## 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:** -9.5%
- **10y growth:** 23.4%

## 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)