For sale Flat

APARTMENT 1202

CYPRESS PLACE, 9, NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER M4 4EH

1 beds 1 baths 560 sq ft Listed 26 Feb 2026 (-86d)

£160,000

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# 1 bedroom apartment for sale (M4 4EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 1202, CYPRESS PLACE, 9, NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER M4 4EH |
| Price | £160,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 52 m² |
| Last sold | £138,500 Mar 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £229/year
- **Est. upgrade cost to C:** £1,023

### Recommendations
- C (£15 - £30)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2509-0008-6278-8412-6200)

## Description

The apartment features a spacious entrance hall with a storage cupboard and separate utility/boiler room. The bright double bedroom enjoys far-reaching views, alongside a modern bathroom and an open-plan kitchen, living, and dining area, complemented by a private decked balcony with unobstructed views.

Furniture included: double bed, wardrobes, two bedside tables, sofa, and small shelving unit.

Please note, property is currently tenanted however vacant possession is offered. Tenant is open to staying also if required. Viewings in accordance with tenant availability and office opening hours.

EWS1 form available (B1 rating).

Please Note: Any fixtures and fittings should be agreed upon with the seller. If ground rent or service charges apply, please have your solicitor confirm the details, as the information provided in this advert cannot be guaranteed. These details are intended as a general guide and do not form part of any offer or contract. Buyers should not rely solely on this information and are advised to carry out their own checks or inspections. No one working for this agency is authorised to make guarantees or promises about the property. All measurements are approximate, and we have not tested any equipment (such as gas, electrical, or heating systems), so buyers should ensure everything is in working order before making any legal commitments.

Council Tax Band: C (Salford City Council)

Tenure: Leasehold (130 years)

Ground Rent: £250 per year

Service Charge: £451.12 per quarter

## Property Photos

- ![Photo](/listings/photos/172589507/75242)
- ![Photo](/listings/photos/172589507/75243)
- ![Photo](/listings/photos/172589507/75244)
- ![Photo](/listings/photos/172589507/75245)
- ![Photo](/listings/photos/172589507/75246)
- ![Photo](/listings/photos/172589507/75247)
- ![Photo](/listings/photos/172589507/75248)
- ![Photo](/listings/photos/172589507/75249)
- ![Photo](/listings/photos/172589507/75250)

## EPC Graphs

- ![EPC](/listings/photos/172589507/75251) - EPC
- ![EPC](/listings/photos/172589507/75252) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CYPRESS PLACE, 9 APARTMENT 1202 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £138,500 | 20/03/2015 | 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 |
|---------|-------|------|------|
| CYPRESS PLACE, 9 APARTMENT 1304 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £230,000 | 16/01/2026 | Flat |
| HALLMARK TOWER, 6 FLAT 88 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA | £247,500 | 19/12/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1408 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £250,000 | 15/12/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1212 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £247,000 | 12/12/2025 | Flat |
| JEFFERSON PLACE, 1 APARTMENT 1513 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BT | £133,000 | 08/12/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 605 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ | £184,000 | 21/11/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1302 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £170,000 | 25/07/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 311 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ | £193,000 | 18/07/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1703 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH | £273,000 | 01/07/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 214 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE | £221,000 | 19/06/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 205 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ | £130,000 | 22/04/2025 | Flat |
| MELIA HOUSE, 19 APARTMENT 5.7A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX | £120,000 | 27/03/2025 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1008 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF | £240,000 | 14/03/2025 | Flat |
| JEFFERSON PLACE, 1 APARTMENT 621 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BL | £195,000 | 15/12/2023 | Flat |
| MASSON PLACE, 1 APARTMENT 806 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ | £190,000 | 06/10/2023 | Flat |
| MELIA HOUSE, 19 APARTMENT 3.2A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX | £162,500 | 16/08/2023 | Flat |
| VALLEA COURT, 1 APARTMENT 1306 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FH | £165,000 | 30/06/2023 | Flat |
| CYPRESS PLACE, 9 APARTMENT 115 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE | £195,000 | 05/06/2023 | Flat |
| HALLMARK TOWER 6 FLAT 109 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA | £250,000 | 12/05/2023 | Flat |
| CYPRESS PLACE, 9 APARTMENT 1013 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF | £225,000 | 02/05/2023 | Flat |

**Area average:** £201,050 (20 sales)

## Price vs local average

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

- **Local average:** £268,000 (70 Flat, M4, 2024–2026)
- **Deviation:** -40.3%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £424/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, Cheetham Hill Road, M4 | £1,200/mo | 1 | 0.06 miles | OpenRent |
| 1 Bed Flat, Aspin Lane, M4 | £1,200/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, Aspin Lane, M4 | £1,250/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, Angel Court, M4 | £1,100/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Mirabel Street, M3 | £1,150/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Mason Street, M4 | £995/mo | 1 | 0.36 miles | OpenRent |

**Average rent: £1,149/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £146,875
- **Target investor price (1%):** £117,500

*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 £1,175/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £402/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*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:** £3,077/m²

## Capital growth trend

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

- **5y growth:** -1.6%
- **10y growth:** 56.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.2%
- **5y growth (index):** 15.9%
- **10y growth (index):** 61.1%

## 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

Floor area

52 m²

Council tax band

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£138,500 Mar 2015

Price per m²

£3,077/m²

Local average

£268,000 (-40.3%)

Deprivation

Decile 3 (7,600 of 33,755)

Street crime

11 incidents within 1 mile (Mar 2026)

Key features

Leasehold Apartment
12th Floor with Lift Access
Balcony Apartment
Offered Fully Furnished
Video Walkthrough Available
EWS1 Form Available (B1 Rating)
Ideal Investment - Can Be Offered Tenanted
Viewings By Appointment Only

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Electric
Accessibility: Lift access
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

ABC Property Shop are delighted to present for sale this stunning 12th-floor, one-bedroom, fully furnished apartment in the highly sought-after Cypress Place development, located in Manchester's popular Green Quarter.

The apartment features a spacious entrance hall with a storage cupboard and separate utility/boiler room. The bright double bedroom enjoys far-reaching views, alongside a modern bathroom and an open-plan kitchen, living, and dining area, complemented by a private decked balcony with unobstructed views.

Furniture included: double bed, wardrobes, two bedside tables, sofa, and small shelving unit.

Please note, property is currently tenanted however vacant possession is offered. Tenant is open to staying also if required. Viewings in accordance with tenant availability and office opening hours.

EWS1 form available (B1 rating).

Please Note: Any fixtures and fittings should be agreed upon with the seller. If ground rent or service charges apply, please have your solicitor confirm the details, as the information provided in this advert cannot be guaranteed. These details are intended as a general guide and do not form part of any offer or contract. Buyers should not rely solely on this information and are advised to carry out their own checks or inspections. No one working for this agency is authorised to make guarantees or promises about the property. All measurements are approximate, and we have not tested any equipment (such as gas, electrical, or heating systems), so buyers should ensure everything is in working order before making any legal commitments.

Council Tax Band: C (Salford City Council)
Tenure: Leasehold (130 years)
Ground Rent: £250 per year
Service Charge: £451.12 per quarter

Listed by

Ellesmere Port

ABC Property Shop

Reference: 172589507

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 20/08/2022

Current heating cost: £229/year

Potential heating cost: £126/year

Est. upgrade cost to C: £1,023

Recommendations

Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC

EPC

Price history

Event	Date	Price	% change
Listed for sale	—	£160,000	+15.5%
Sold	20/03/2015 (11 years ago)	£138,500	—

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
CYPRESS PLACE, 9 APARTMENT 1304 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH	£230,000	16/01/2026	Flat
HALLMARK TOWER, 6 FLAT 88 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA	£247,500	19/12/2025	Flat
CYPRESS PLACE, 9 APARTMENT 1408 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH	£250,000	15/12/2025	Flat
CYPRESS PLACE, 9 APARTMENT 1212 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH	£247,000	12/12/2025	Flat
JEFFERSON PLACE, 1 APARTMENT 1513 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BT	£133,000	08/12/2025	Flat
MASSON PLACE, 1 APARTMENT 605 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ	£184,000	21/11/2025	Flat
CYPRESS PLACE, 9 APARTMENT 1302 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH	£170,000	25/07/2025	Flat
MASSON PLACE, 1 APARTMENT 311 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ	£193,000	18/07/2025	Flat
CYPRESS PLACE, 9 APARTMENT 1703 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH	£273,000	01/07/2025	Flat
CYPRESS PLACE, 9 APARTMENT 214 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE	£221,000	19/06/2025	Flat
MASSON PLACE, 1 APARTMENT 205 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ	£130,000	22/04/2025	Flat
MELIA HOUSE, 19 APARTMENT 5.7A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX	£120,000	27/03/2025	Flat
CYPRESS PLACE, 9 APARTMENT 1008 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF	£240,000	14/03/2025	Flat
JEFFERSON PLACE, 1 APARTMENT 621 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BL	£195,000	15/12/2023	Flat
MASSON PLACE, 1 APARTMENT 806 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ	£190,000	06/10/2023	Flat
MELIA HOUSE, 19 APARTMENT 3.2A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX	£162,500	16/08/2023	Flat
VALLEA COURT, 1 APARTMENT 1306 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FH	£165,000	30/06/2023	Flat
CYPRESS PLACE, 9 APARTMENT 115 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE	£195,000	05/06/2023	Flat
HALLMARK TOWER 6 FLAT 109 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA	£250,000	12/05/2023	Flat
CYPRESS PLACE, 9 APARTMENT 1013 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF	£225,000	02/05/2023	Flat

Area average: £201,050 (20 sales)

Capital growth trend

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

5y growth -1.6%

10y growth 56.9%

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

1y (index) 1.2%

5y (index) 15.9%

10y (index) 61.1%

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 East Lancs: £424/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M4 4EH

Address

New Century Park

Nearby

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

Type	Name	Distance
Shop	Co-op Food	0.0 miles
Bus stop	Strangeways, Cheetham Hill Road / opposite Park Place	0.1 miles
Shop	Imperial Home	0.1 miles
Bus stop	Strangeways, Cheetham Hill Road / near Park Place	0.1 miles
Train station	Manchester Victoria	0.2 miles
University	UCEN Manchester (City Campus)	0.2 miles
University	University of Law	0.7 miles
Train station	Salford Central	0.8 miles
Hospital	Plymouth Grove Medical Centre	1.9 miles
Hospital	Manchester Royal Infirmary	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	6
Other theft	3
Theft from the person	2
Total incidents	11

Within 1 mile during Mar 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
Digital Advantage	Other	0.2 miles	— (No rating)
The Cooperative College	Other	0.2 miles	— (No rating)
Chetham's School of Music	Other	0.3 miles	— (No rating)
Abbott Community Primary School	Primary	0.6 miles	Outstanding — 12 Feb 2019
Cheetwood Primary School	Primary	0.6 miles	Good — 17 Sep 2024

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, Cheetham Hill Road, M4	£1,200/mo	1	0.06 miles	OpenRent
1 Bed Flat, Aspin Lane, M4	£1,200/mo	1	0.15 miles	OpenRent
1 Bed Flat, Aspin Lane, M4	£1,250/mo	1	0.15 miles	OpenRent
1 Bed Flat, Angel Court, M4	£1,100/mo	1	0.27 miles	OpenRent
1 Bed Flat, Mirabel Street, M3	£1,150/mo	1	0.27 miles	OpenRent
1 Bed Flat, Mason Street, M4	£995/mo	1	0.36 miles	OpenRent

Average rent: £1,149/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.73%

Max investor price (0.8%) £146,875

Target investor price (1%) £117,500

Gross yield 8.8%

Cost-to-rent ratio 11.3×

Monthly cashflow £402/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.4%

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).

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