# 2 bedroom apartment for sale (M3 7JS)

## Property Details

| Key | Value |
|-----|-------|
| Address | KING WILLIAM THE FOURTH HOTEL, 8, SPRINGFIELD LANE, SALFORD, SALFORD, GREATER MANCHESTER M3 7JS |
| Price | £375,655 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £225,000 Mar 2002 |

## Description

Where modern design meets sustainable living.

Uptown offers cutting-edge smart apartments in a completed, energy-efficient development just minutes from the city centre. With no concrete used and cross-laminated timber construction, the buildings achieve up to 90% lower carbon footprint over their lifetime.

"Luxury riverside living just minutes from Manchester city centre.

Uptown is a completed development offering 156 high-spec apartments spread across three architecturally striking towers. Each home features smart energy-saving tech, spacious interiors, and access to exclusive amenities — including a gym, cinema room, roof gardens and concierge.

Located by the River Irwell, Uptown offers residents direct access to green space while staying connected to Deansgate, Spinningfields, and Victoria Station.

Key Features:

- Gym, cinema & 24hr concierge

- Roof gardens with river views

- Smart tech to reduce energy usage

- High-quality finishes & layouts

- 10 minutes walk to city centre

Secure your unit through Rothmore Property — specialists in off-plan and completed UK investments.

## Property Photos

- ![WhatsApp Image 2022-04-04 at 1.36.49 PM.jpeg](/listings/photos/173581484/195491) - WhatsApp Image 2022-04-04 at 1.36.49 PM.jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.58 PM.jpeg](/listings/photos/173581484/195492) - WhatsApp Image 2022-04-04 at 1.36.58 PM.jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.51 PM.jpeg](/listings/photos/173581484/195493) - WhatsApp Image 2022-04-04 at 1.36.51 PM.jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.51 PM (1).jpeg](/listings/photos/173581484/195494) - WhatsApp Image 2022-04-04 at 1.36.51 PM (1).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.49 PM (1).jpeg](/listings/photos/173581484/195495) - WhatsApp Image 2022-04-04 at 1.36.49 PM (1).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.57 PM (1).jpeg](/listings/photos/173581484/195496) - WhatsApp Image 2022-04-04 at 1.36.57 PM (1).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.47 PM (2).jpeg](/listings/photos/173581484/195497) - WhatsApp Image 2022-04-04 at 1.36.47 PM (2).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.53 PM (1).jpeg](/listings/photos/173581484/195498) - WhatsApp Image 2022-04-04 at 1.36.53 PM (1).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.53 PM (2).jpeg](/listings/photos/173581484/195499) - WhatsApp Image 2022-04-04 at 1.36.53 PM (2).jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.47 PM.jpeg](/listings/photos/173581484/195500) - WhatsApp Image 2022-04-04 at 1.36.47 PM.jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.52 PM.jpeg](/listings/photos/173581484/195501) - WhatsApp Image 2022-04-04 at 1.36.52 PM.jpeg
- ![WhatsApp Image 2022-04-04 at 1.36.49 PM (2) (2).jp](/listings/photos/173581484/195502) - WhatsApp Image 2022-04-04 at 1.36.49 PM (2) (2).jp
- ![WhatsApp Image 2022-04-04 at 1.36.47 PM (1).jpeg](/listings/photos/173581484/195503) - WhatsApp Image 2022-04-04 at 1.36.47 PM (1).jpeg

## Floorplans

- ![Uptown - A-3.05 Floor Plan.png](/listings/photos/173581484/195504) - Uptown - A-3.05 Floor Plan.png

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KING WILLIAM THE FOURTH HOTEL, 8 SPRINGFIELD LANE, SALFORD, GREATER MANCHESTER, M3 7JS | £225,000 | 22/03/2002 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ABITO, 85 APARTMENT 627 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £120,000 | 19/12/2025 | Flat |
| ABITO, 85 APARTMENT 204 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £115,000 | 17/12/2025 | Flat |
| ABITO, 85 APARTMENT 111 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £110,000 | 16/12/2025 | Flat |
| ABITO, 85 APARTMENT 209 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £110,000 | 10/12/2025 | Flat |
| ABITO, 85 APARTMENT 828 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NE | £115,000 | 08/12/2025 | Flat |
| ABITO, 85 APARTMENT 601 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £146,000 | 16/07/2025 | Flat |
| ABITO, 85 APARTMENT 716 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NE | £110,000 | 07/02/2025 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 46 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £250,000 | 06/12/2024 | Flat |
| ABITO, 85 APARTMENT 209 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £94,000 | 25/11/2024 | Flat |
| ABITO, 85 APARTMENT 322 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £110,000 | 30/07/2024 | Flat |
| ABITO, 85 APARTMENT 820 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NE | £145,000 | 20/10/2023 | Flat |
| ABITO, 85 APARTMENT 714 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NE | £140,000 | 06/10/2023 | Flat |
| ABITO, 85 APARTMENT 414 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £133,000 | 22/09/2023 | Flat |
| ABITO, 85 APARTMENT 620 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £138,000 | 21/08/2023 | Flat |
| ABITO, 85 APARTMENT 320 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £147,000 | 18/08/2023 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 52 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £280,000 | 14/07/2023 | Flat |
| ABITO, 85 APARTMENT 411 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £100,000 | 21/06/2023 | Flat |
| ABITO, 85 APARTMENT 319 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7NB | £119,000 | 16/06/2023 | Flat |
| 12 TWILLBROOK DRIVE, SALFORD, GREATER MANCHESTER, M3 7AR | £150,000 | 19/05/2023 | Flat |
| ABITO, 85 APARTMENT 530 GREENGATE, SALFORD, GREATER MANCHESTER, M3 7ND | £115,000 | 06/04/2023 | Flat |

**Area average:** £137,350 (20 sales)

## Price vs local average

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

- **Local average:** £285,168 (345 Flat, M3, 2024–2026)
- **Deviation:** +31.7%

## 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):** £873/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 |
|------|------|------|------|------|
| 2 Bed Flat, Georgette Drive, M3 | £1,350/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, City Heights, M3 | £1,250/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £1,300/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24.1×
- **Monthly cashflow:** £-334/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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:** -8.8%
- **10y growth:** 32.2%

## House Price Index (HM Land Registry)

*Official index for Salford; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.6%
- **5y growth (index):** 11%
- **10y growth (index):** 71.5%

## 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)