# 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
- **Expiry date:** 19/08/2032
- **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

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

## 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, Hallmark Tower, M4 | £1,300/mo | 1 | 0.07 miles | OpenRent |
| 1 Bed Flat, Britton House, M4 | £1,000/mo | 1 | 0.09 miles | OpenRent |
| 1 Bed Flat, Aspin Lane, M4 | £1,200/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, Mirabel Street, M3 | £1,150/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Marlstone Avenue, M3 | £1,220/mo | 1 | 0.4 miles | OpenRent |

**Average rent: £1,174/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (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:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £425/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11%

*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:** -7.1%
- **10y growth:** 69.7%

## 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)