# 1 bedroom apartment for sale (M3 4GA) ## Property Details | Key | Value | |-----|-------| | Address | Vista River Tower, M3, M3 4GA | | Price | £259,950 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | C | ## Description Discover Vista River Gardens, the pinnacle of modern living, perfectly positioned for elevated riverside living in the heart of the city. This new and exciting development offers an unparalleled lifestyle, blending luxury, convenience, and community. Enjoy access to four levels of premium amenities, including a state-of-the-art gym, fitness and spin studio, The Wellness Deck, and a vibrant Games Room all designed to elevate your everyday. Work, unwind, and connect in style with co-working spaces, elegant Residents Lounges, and a 24-hour Concierge providing seamless service. For creators and entrepreneurs, The Studio offers dedicated podcast, content creation, and Instagram studios, setting a new benchmark for modern urban living. Ideally located within walking distance of Spinningfields and Deansgate, and surrounded by excellent transport links, this development places the best of Manchester right at your doorstep. This 545 sq ft, spacious One Bedroom One Bathroom 12th floor Apartment offers a modern design with a contemporary touch creating a warm and inviting atmosphere, finished to an exceptional standard throughout. Floor-to-ceiling windows flood the interior with natural light, enhancing the sense of space in the stylish open-plan kitchen and living area. The kitchen features integrated Bosch appliances, combining elegance and practicality for the ultimate modern home experience. Available fully furnished. Additional Information: Approx 527 Sq. Ft. Leasehold (990 years from 1 January 2025) Service charges - £1771 per annum Buildings insurance - £436 per annum Ground rent - None ## Property Photos - ![Other](/listings/photos/93158958/2431179) - Other - ![ (Main)](/listings/photos/93158958/2431180) - (Main) - ![ (Main)](/listings/photos/93158958/2431181) - (Main) - ![ (Main)](/listings/photos/93158958/2431182) - (Main) - ![ (Main)](/listings/photos/93158958/2431183) - (Main) - ![ (Main)](/listings/photos/93158958/2431184) - (Main) - ![ (Main)](/listings/photos/93158958/2431185) - (Main) - ![ (Main)](/listings/photos/93158958/2431186) - (Main) - ![ (Main)](/listings/photos/93158958/2431187) - (Main) - ![Other](/listings/photos/93158958/2431188) - Other - ![Other](/listings/photos/93158958/2431189) - Other - ![Other](/listings/photos/93158958/2431190) - Other - ![Other](/listings/photos/93158958/2431191) - Other - ![Other](/listings/photos/93158958/2431192) - Other - ![Other](/listings/photos/93158958/2431193) - Other - ![Other](/listings/photos/93158958/2431194) - Other - ![Other](/listings/photos/93158958/2431195) - Other ## Floorplans - ![Other](/listings/photos/93158958/2431196) - Other ## EPC Graphs - ![Other](/listings/photos/93158958/2431197) - Other ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | WHITWORTH, 39 FLAT 203 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4BH | £204,000 | 14/01/2026 | Flat | | BLOCK D WILBURN BASIN D 11.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XU | £505,000 | 19/12/2025 | Flat | | BLOCK B WILBURN BASIN B 5.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XR | £265,000 | 19/12/2025 | Flat | | 190 WATER STREET, MANCHESTER, GREATER MANCHESTER, M3 4AU | £350,000 | 28/11/2025 | Flat | | 1 FLAT 2204 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £265,000 | 25/11/2025 | Flat | | 1 FLAT 2506 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £305,000 | 07/11/2025 | Flat | | THE RIVERSIDE APARTMENT 81 LOWRY WHARF, SALFORD, GREATER MANCHESTER, M5 4SU | £255,000 | 24/10/2025 | Flat | | 1 FLAT 1101 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BA | £182,500 | 04/07/2025 | Flat | | 186 WATER STREET, MANCHESTER, GREATER MANCHESTER, M3 4AU | £320,000 | 23/06/2025 | Flat | | BLOCK A WILBURN BASIN A 18.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £243,000 | 21/03/2025 | Flat | | GOODWIN BUILDING, 41 FLAT 604 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NU | £238,000 | 09/01/2025 | Flat | | BLOCK A WILBURN BASIN A 17.01 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £282,000 | 18/12/2023 | Flat | | 1 FLAT 311 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4AY | £267,000 | 30/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT 713 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NU | £322,000 | 22/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT 713 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NU | £316,000 | 16/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT 202 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NT | £306,000 | 16/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT G01 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NT | £325,000 | 16/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT G03 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NT | £325,000 | 16/11/2023 | Flat | | GOODWIN BUILDING, 41 FLAT G10 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4NT | £325,000 | 16/11/2023 | Flat | | BLOCK A WILBURN BASIN A 4.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XP | £210,000 | 10/11/2023 | Flat | **Area average:** £290,525 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £283,719 (362 Flat, M3, 2024–2026) - **Deviation:** -8.4% ## Rental Range *ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/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, Denton, M34 | £695/mo | 1 | 6.34 miles | OpenRent | | Studio Flat, Denton, M34 | £775/mo | 1 | 6.51 miles | OpenRent | **Average rent: £735/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £91,875 - **Target investor price (1%):** £73,500 *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 £735/mo).* - **Gross yield:** 3.4% - **Cost-to-rent:** 29.5× - **Monthly cashflow:** £-387/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.2% *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:** -18.9% - **10y growth:** 33.1% ## House Price Index (HM Land Registry) *Official index for North West; Flats and maisonettes series; as of August 2026.* - **1y growth (index):** -1% - **5y growth (index):** 14.2% - **10y growth (index):** 40.7% ## 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)