# 2 bedroom apartment for sale (M21 0BA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Cosgrove Hall Court, 8 Albany Road, Cholton-cum-Hardy, M21 0BA |
| Price | £285,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £249,950 |

## Description

A bright and spacious two bedroom retirement apartment situated on the the third floor with a south facing view. POPULAR McCARTHY STONE RETIREMENT LIVING DEVELOPMENT for the OVER 60'S.  Close to vibrant CHORLTON local SHOPS and AMENITIES.

**Summary** - Cosgrove Hall Court  was purpose built by McCarthy & Stone for independent retirement living and consists of 47 one and two-bedroom retirement apartments for the over 60s. The development includes a Homeowners' communal lounge, wonderful roof terrace and gardens. There is a guest suite for visitors who wish to stay (additional charges apply). Cosgrove Hall Court has a House Manager who is on hand during select hours and for your peace of mind there are a number of security features, including a 24-Hour emergency call system in each apartment.

**Local Area** - Cosgrove Hall Court is built on the site of the former studios of Cosgrove Hall Films who made the classic children's programs Danger Mouse & The Wheelies amongst many other popular cartoons. The town also boasts nature walks along the River Mersey and around Chorlton Water Park which provides a scenic escape from the hustle and bustle of suburban life. 

The development is close to the centre of the village which offers a variety of unique boutiques and well known supermarkets, together with alfresco dining at many of its relaxed cafe bars and restaurants. For shopping close to the development, the Unicorn cooperative grocery is located at the north end of Albany Road and just across the road on Manchester Road you will find artisan bakers, cafes, bars grocers and flower shops. Manchester City Centre is less than 4 miles away and is connected by a tram line with a station on Wilbraham Road. Regular bus services also provide links to local and regional locations.

**Entrance Hall** - Front door with spy hole leads to the large entrance hall - the 24-hour Tunstall emergency response pull cord system is situated in the hall. From the hallway there is a door to a storage cupboard/airing cupboard. Illuminated light switches, smoke detector, apartment security door entry system with intercom and emergency pull cord located in the hall. Doors lead to the lounge, bedrooms and shower room.

Air source heat pump driven underfloor heating (green tech).

**Lounge** - A bright and airy living room with a beautiful South facing view. The modern spacious lounge has ample room for dining. TV and telephone points, fitted carpets, raised electric power sockets. Separate door leads to the kitchen.

**Kitchen** - Fully fitted kitchen with a range of modern white semi matt low and eye level units and drawer pack and wood style work surfaces. Stainless steel sink with mono lever tap, drainer and window above. Premium integral AEG oven unit with separate induction hob and extraction unit. Integral fridge/freezer. Floor tiling.

**Bedroom** - Double bedroom with a walk in wardrobe housing shelving and hanging rails. TV and telephone points, fitted carpets and raised electric power sockets.

**En-Suite** - Fully tiled and fitted suite comprising of bath, with a shower above. WC, vanity unit with sink and mirror above.

**Second Bedroom** - Spacious second bedroom which could alternatively be used as a separate dining room or home office. Ceiling lights. TV and phone point.

**Shower Room** - Fully fitted with suite comprising of a shower and glass screen and hand rail. WC, vanity unit with wash basin and light up mirror above. Shaving point and electric towel rail. (washing machine can be negotiated into the sale or removed).

**Service Charge Includes** - • Under floor heating in the apartment 

• Cleaning of communal windows 

• Water rates for communal areas and apartments

• Electricity, heating, lighting and power to communal areas

• 24-hour emergency call system

• Communal laundry room

• Upkeep of gardens and grounds

• Cleaning of internal communal areas

• Repairs and maintenance to the interior and exterior communal areas

• Contingency fund including internal and external redecoration of communal areas

• Buildings insurance

The service charge is £5,193.96 for financial year end April 2026. The service charge does not cover external costs such as your Council Tax, electricity or TV. To find out more about service charges please contact your Property Consultant or House Manager.

**Car Parking (Permit Scheme) Subject To Availabilit** - Parking is by allocated space subject to availability. The fee is £250 per annum, permits are available on a first come, first served basis. Please check with the House Manager on site for availability.

**Leasehold Information** - 125 years from 1st Jan 2013

Ground rent: £425 per annum

Ground rent review: 1st Jan 2028

Managed by: McCarthy and Stone Management Services

## Property Photos

- ![8562505-exterior02-800.JPG](/listings/photos/89137347/641968) - 8562505-exterior02-800.JPG
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- ![8562505-interior18-800.JPG](/listings/photos/89137347/641980) - 8562505-interior18-800.JPG
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- ![8691352-interior24.jpg](/listings/photos/89137347/641982) - 8691352-interior24.jpg
- ![8562505-exterior01-800.JPG](/listings/photos/89137347/641983) - 8562505-exterior01-800.JPG
- ![8691352-exterior02.jpg](/listings/photos/89137347/641984) - 8691352-exterior02.jpg

## Floorplans

- ![8691352.jpg](/listings/photos/89137347/641985) - 8691352.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/89137347/641986) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £249,950 | 01/01/2015 | — |

## 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 QUADRANGLE, 6 APARTMENT 25 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £315,000 | 28/11/2025 | Flat |
| COSGROVE HALL COURT, 8 FLAT 48 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BA | £185,000 | 06/10/2023 | Flat |
| 49 FLAT 3 KEPPEL ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BP | £185,000 | 21/09/2023 | Flat |
| 65 FLAT 3 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BH | £213,000 | 13/06/2023 | Flat |
| COSGROVE HALL COURT, 8 FLAT 29 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BA | £186,000 | 13/03/2023 | Flat |
| THE QUADRANGLE, 6 APARTMENT 11 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £278,000 | 03/02/2023 | Flat |
| THE QUADRANGLE, 6 APARTMENT 25 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £295,000 | 19/12/2022 | Flat |
| 57 FLAT 4 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BH | £35,000 | 23/11/2022 | Flat |
| THE QUADRANGLE, 6 APARTMENT 24 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £300,000 | 31/10/2022 | Flat |
| 57 FLAT 3 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BH | £190,456 | 16/09/2022 | Flat |
| 102 FLAT 18 MANCHESTER ROAD, CHORLTON CUM HARDY, MANCHESTER, GREATER MANCHESTER, M21 9BG | £177,000 | 12/08/2022 | Flat |
| COSGROVE HALL COURT, 8 FLAT 28 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BA | £180,000 | 22/07/2022 | Flat |
| COSGROVE HALL COURT, 8 FLAT 39 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BA | £180,000 | 06/06/2022 | Flat |
| 32 FLAT 4 KEPPEL ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BW | £62,000 | 04/05/2022 | Flat |
| THE QUADRANGLE, 6 APARTMENT 3 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £270,000 | 29/03/2022 | Flat |
| ALBANY HOUSE, 6 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £274,000 | 19/11/2021 | Flat |
| 65 FLAT 2 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0BH | £182,000 | 31/08/2021 | Flat |
| THE QUADRANGLE, 6 APARTMENT 10 ALBANY ROAD, MANCHESTER, GREATER MANCHESTER, M21 0AW | £250,000 | 20/08/2021 | Flat |

**Area average:** £208,748 (18 sales)

## Price vs local average

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

- **Local average:** £211,647 (15 Flat, M21, 2024–2026)
- **Deviation:** +34.7%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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, Wilbraham Road, M21 | £1,250/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Semi-Detached House, Egerton Road North, M16 | £1,700/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Wilbraham Road, M21 | £1,400/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed End Terrace, Acres Road, M21 | £1,595/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Barlow Moor Road, M21 | £1,400/mo | 2 | 0.68 miles | OpenRent |

**Average rent: £1,469/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17×
- **Monthly cashflow:** £113/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.6%

*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:** 24.7%
- **10y growth:** 56%

## 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)