# 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 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. ## Property Photos - ![Photo](/listings/photos/138995591/1293501) - ![Photo](/listings/photos/138995591/1293502) - ![Photo](/listings/photos/138995591/1293503) - ![Photo](/listings/photos/138995591/1293504) - ![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 245 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £141,000 | 12/12/2025 | Flat | | THE EDGE 267 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £140,000 | 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:** £283,113 (356 Flat, M3, 2024–2026) - **Deviation:** -18.8% ## 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:** -14.2% - **10y growth:** 24.6% ## 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)