Sold STC Flat

16

THE EDGE, CLOWES STREET, SALFORD, GREATER MANCHESTER M3 5NB

1 beds 1 baths 58 m² Listed 23 Aug 2023 (-1062d)

£230,000

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Reduced on 11 Dec 2023

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# 1 bedroom apartment for sale (M3 5NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16, THE EDGE, CLOWES STREET, SALFORD, GREATER MANCHESTER M3 5NB |
| Price | £230,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £230,000 Oct 2024 |

## Description

Generously proportioned at an estimated 624 sqft, this well preserved third floor apartment benefits from Walnut flooring throughout.

Property briefly comprises: entrance/hallway with storage cupboard; open plan lounge/diner with floor to ceiling windows and access to a generous balcony with river views; kitchen with integrated appliances; double bedroom with fitted wardrobe space; shower room.

The property is sold with the use of an allocated car parking space and is offered with vacant possession.

We are in possession of a completed EWS1 form with B1 which may be requested by lenders issuing a mortgage.

Tenure: Leasehold

Annual service charge: £3,181.64

Annual ground rent: £250.00

Length of lease: 245 years from 2002

Est. rental income: £1,200 pcm

Management company: Scanlans Property Management.

Animals permitted at discretion of the management company.

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/138995591/1293501)
- ![Photo](/listings/photos/138995591/1293502)
- ![Photo](/listings/photos/138995591/1293503)
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- ![Photo](/listings/photos/138995591/1293505)
- ![Photo](/listings/photos/138995591/1293506)
- ![Photo](/listings/photos/138995591/1293507)
- ![Photo](/listings/photos/138995591/1293508)
- ![Photo](/listings/photos/138995591/1293509)
- ![Photo](/listings/photos/138995591/1293510)
- ![Photo](/listings/photos/138995591/1293511)
- ![Photo](/listings/photos/138995591/1293512)
- ![Photo](/listings/photos/138995591/1293513)
- ![Photo](/listings/photos/138995591/1293514)
- ![Photo](/listings/photos/138995591/1293515)

## Floorplans

- ![Floorplan 1](/listings/photos/138995591/1293516) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/138995591/1293517) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE EDGE 16 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £230,000 | 14/10/2024 | Flat |
| THE EDGE 16 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £225,000 | 04/05/2017 | Flat |
| THE EDGE 16 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £187,500 | 29/05/2016 | 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 |
|---------|-------|------|------|
| THE EDGE 267 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £140,000 | 12/12/2025 | Flat |
| THE EDGE 245 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £141,000 | 12/12/2025 | Flat |
| THE EDGE 174 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £270,000 | 21/10/2025 | Flat |
| THE EDGE 20 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £368,000 | 31/03/2025 | Flat |
| THE EDGE 41 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £155,000 | 28/02/2025 | Flat |
| THE EDGE 33 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £197,500 | 22/11/2024 | Flat |
| THE EDGE 14 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £203,000 | 25/09/2024 | Flat |
| THE EDGE 27 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £280,000 | 26/02/2024 | Flat |
| THE EDGE 214 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £162,500 | 15/12/2023 | Flat |
| THE EDGE 28 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £326,000 | 10/11/2023 | Flat |
| THE GALLERY, 18 APARTMENT 26 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5JR | £246,000 | 04/11/2023 | Flat |
| THE EDGE 235 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £580,000 | 14/07/2023 | Flat |
| THE EDGE 31 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £330,000 | 23/05/2023 | Flat |
| THE EDGE 46 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £260,000 | 06/04/2023 | Flat |
| THE EDGE 212 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £330,000 | 20/03/2023 | Flat |
| THE EDGE 182 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £156,000 | 16/12/2022 | Flat |
| TEXTILE APARTMENTS, 10 APARTMENT 1 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5BY | £275,000 | 07/12/2022 | Flat |
| THE EDGE 85 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5ND | £268,000 | 18/11/2022 | Flat |
| THE EDGE 112 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NE | £195,000 | 04/11/2022 | Flat |
| THE EDGE 196 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £218,000 | 01/11/2022 | Flat |

**Area average:** £255,050 (20 sales)

## Price vs local average

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

- **Local average:** £283,642 (354 Flat, M3, 2024–2026)
- **Deviation:** -18.9%

## Rental Range

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

- **Low:** £1,046/mo
- **Realistic:** £1,162/mo
- **Optimistic:** £1,278/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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, New Kings Head Yard, M3 | £1,200/mo | 1 | 0.15 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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:** -13.4%
- **10y growth:** 28.3%

## 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)

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Property details

Tenure

LEASEHOLD (249 years remaining on lease)

Floor area

58 m²

Council tax band

Last sold

£230,000 Oct 2024

Local average

£283,642 (-18.9%)

Deprivation

Decile 6 (20,211 of 33,755)

Street crime

4 incidents within 1 mile (May 2026)

Key features

EWS1 from with B1 rating
Prestigious development with 24 hr. concierge
Est. 624 sqft
One double bedroom with fitted wardrobe
Third floor
Balcony with river views
Walnut flooring
Secure allocated car parking space
Well preserved
Vacant possession

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Electric
Parking: Off street

Description

Goodwin Fish is delighted to offer for sale a river facing one bedroom apartment in one of Manchester`s most prestigious developments, The Edge. Perched on the banks of the river Irwell the development is within throwing distance to Manchester`s shopping district and the culture rich city centre environment. You could not be better positioned to get the best out of Manchester`s bustling city centre.

Generously proportioned at an estimated 624 sqft, this well preserved third floor apartment benefits from Walnut flooring throughout.

Property briefly comprises: entrance/hallway with storage cupboard; open plan lounge/diner with floor to ceiling windows and access to a generous balcony with river views; kitchen with integrated appliances; double bedroom with fitted wardrobe space; shower room.

The property is sold with the use of an allocated car parking space and is offered with vacant possession.

We are in possession of a completed EWS1 form with B1 which may be requested by lenders issuing a mortgage.

Tenure: Leasehold
Annual service charge: £3,181.64
Annual ground rent: £250.00
Length of lease: 245 years from 2002
Est. rental income: £1,200 pcm
Management company: Scanlans Property Management.
Animals permitted at discretion of the management company.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Manchester

Goodwin Fish & Co

Reference: 138995591

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

23% since 2016

Event	Date	Price	% change
Sold	14/10/2024 (1 year ago)	£230,000	+2.2%
Sold	04/05/2017 (9 years ago)	£225,000	+20%
Sold	29/05/2016 (10 years ago)	£187,500	—

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
THE EDGE 267 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG	£140,000	12/12/2025	Flat
THE EDGE 245 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG	£141,000	12/12/2025	Flat
THE EDGE 174 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£270,000	21/10/2025	Flat
THE EDGE 20 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£368,000	31/03/2025	Flat
THE EDGE 41 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£155,000	28/02/2025	Flat
THE EDGE 33 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£197,500	22/11/2024	Flat
THE EDGE 14 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£203,000	25/09/2024	Flat
THE EDGE 27 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£280,000	26/02/2024	Flat
THE EDGE 214 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£162,500	15/12/2023	Flat
THE EDGE 28 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£326,000	10/11/2023	Flat
THE GALLERY, 18 APARTMENT 26 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5JR	£246,000	04/11/2023	Flat
THE EDGE 235 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£580,000	14/07/2023	Flat
THE EDGE 31 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£330,000	23/05/2023	Flat
THE EDGE 46 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB	£260,000	06/04/2023	Flat
THE EDGE 212 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£330,000	20/03/2023	Flat
THE EDGE 182 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£156,000	16/12/2022	Flat
TEXTILE APARTMENTS, 10 APARTMENT 1 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5BY	£275,000	07/12/2022	Flat
THE EDGE 85 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5ND	£268,000	18/11/2022	Flat
THE EDGE 112 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NE	£195,000	04/11/2022	Flat
THE EDGE 196 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF	£218,000	01/11/2022	Flat

Area average: £255,050 (20 sales)

Capital growth trend

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

5y growth -13.4%

10y growth 28.3%

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

1y (index) -5%

5y (index) 17.3%

10y (index) 75%

Rental Range

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

Low £1,046/mo

Realistic £1,162/mo

Optimistic £1,278/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for Central Greater Manchester: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M3 5NB

Address

174 Clowes Street

Nearby

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

Type	Name	Distance
Shop	Tasha Health Massage	0.0 miles
Shop	Cillian Nails	0.0 miles
Bus stop	BLACKFRIARS Street/Blackfriars Bridge	0.1 miles
Bus stop	Chapel Street/Trinity Church (Stop WQ)	0.1 miles
Train station	Salford Central	0.3 miles
University	UCEN Manchester (City Campus)	0.4 miles
Train station	Manchester Victoria	0.4 miles
University	University of Law	0.5 miles
Hospital	Salford Gastric Bypass Surgery	1.9 miles
Hospital	The Ailsa Craig Medical Practise	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	3
Drugs	1
Total incidents	4

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
Abbey College Manchester	Other	0.3 miles	— (No rating)
Chetham's School of Music	Other	0.3 miles	— (No rating)
Digital Advantage	Other	0.5 miles	— (No rating)
The Cooperative College	Other	0.5 miles	— (No rating)
The Cathedral School of St Peter and St John RC Primary	Primary	0.5 miles	Good — 10 Jul 2022

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, New Kings Head Yard, M3	£1,200/mo	1	0.15 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 6.3%

Cost-to-rent ratio 16×

Monthly cashflow £149/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.7%

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).