# 2 bedroom apartment for sale (M15 4GQ) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 238, 2 KELSO PLACE, MANCHESTER, GREATER MANCHESTER M15 4GQ | | Price | £220,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Last sold | £189,950 Mar 2016 | ## Description TWO BEDROOM, TWO BATHROOM CORNER APARTMENT WITH BALCONY & TWO ALLOCATED PARKING SPACES. Nestled in the tranquil enclave of St George's Island, Castlefield, this splendid third-floor apartment presents an exceptional opportunity for both investors and potential homeowners. Boasting two generously sized double bedrooms and two well-appointed bathrooms, this property is designed for modern living. Upon entering, you are greeted by a welcoming entrance hall that features a convenient storage cupboard. The heart of the home is a spacious open-plan living area, which seamlessly connects to a stunning full-length balcony. This outdoor space not only enhances the living experience but also offers delightful views, perfect for enjoying a morning coffee or evening relaxation. The apartment is ideally located in Castlefield, a serene part of Manchester city centre, surrounded by picturesque canals. Despite its peaceful setting, it is just a stone's throw away from a vibrant selection of bars and restaurants, with the bustling Deansgate only a short walk away. Additionally, this property includes two allocated parking spaces, a rare find in such a central location. Currently let for £1,300 per calendar month, achieving a rental yield of 7.1%, it presents a lucrative investment opportunity while also being suitable for owner-occupiers seeking a stylish and convenient lifestyle. In summary, this two-bedroom, two-bathroom apartment in Castlefield is a remarkable find, combining comfort, convenience, and a prime location. Whether you are looking to invest or make it your home, this property is not to be missed. ## Property Photos - ![20260618_100113777_iOS.jpeg](/listings/photos/88142469/1073237) - 20260618_100113777_iOS.jpeg - ![20260618_100119896_iOS.jpeg](/listings/photos/88142469/1073238) - 20260618_100119896_iOS.jpeg - ![20260618_100129854_iOS.jpeg](/listings/photos/88142469/1073239) - 20260618_100129854_iOS.jpeg - ![20260618_100213385_iOS.jpeg](/listings/photos/88142469/1073240) - 20260618_100213385_iOS.jpeg - ![20260618_100226121_iOS.jpeg](/listings/photos/88142469/1073241) - 20260618_100226121_iOS.jpeg - ![20260618_100144667_iOS.jpeg](/listings/photos/88142469/1073242) - 20260618_100144667_iOS.jpeg - ![20260618_100248511_iOS.jpeg](/listings/photos/88142469/1073243) - 20260618_100248511_iOS.jpeg - ![20260618_100415086_iOS.jpeg](/listings/photos/88142469/1073244) - 20260618_100415086_iOS.jpeg - ![20260618_100358363_iOS.jpeg](/listings/photos/88142469/1073245) - 20260618_100358363_iOS.jpeg - ![20260618_100310277_iOS.jpeg](/listings/photos/88142469/1073246) - 20260618_100310277_iOS.jpeg - ![20260618_100332602_iOS.jpeg](/listings/photos/88142469/1073247) - 20260618_100332602_iOS.jpeg - ![20260618_100502223_iOS.jpeg](/listings/photos/88142469/1073248) - 20260618_100502223_iOS.jpeg - ![20260618_100512535_iOS.jpeg](/listings/photos/88142469/1073249) - 20260618_100512535_iOS.jpeg - ![20260618_100549939_iOS.jpeg](/listings/photos/88142469/1073250) - 20260618_100549939_iOS.jpeg - ![20260618_100736757_iOS.jpeg](/listings/photos/88142469/1073251) - 20260618_100736757_iOS.jpeg - ![20260618_100744607_iOS.jpeg](/listings/photos/88142469/1073252) - 20260618_100744607_iOS.jpeg - ![20260618_100906615_iOS.jpeg](/listings/photos/88142469/1073253) - 20260618_100906615_iOS.jpeg - ![20260618_100918747_iOS.jpeg](/listings/photos/88142469/1073254) - 20260618_100918747_iOS.jpeg - ![20260618_100926432_iOS.jpeg](/listings/photos/88142469/1073255) - 20260618_100926432_iOS.jpeg - ![20260618_100941525_iOS.jpeg](/listings/photos/88142469/1073256) - 20260618_100941525_iOS.jpeg - ![20260618_101008937_iOS.jpeg](/listings/photos/88142469/1073257) - 20260618_101008937_iOS.jpeg - ![20260618_101642389_iOS.jpeg](/listings/photos/88142469/1073258) - 20260618_101642389_iOS.jpeg - ![20260618_102144585_iOS.jpeg](/listings/photos/88142469/1073259) - 20260618_102144585_iOS.jpeg - ![20260618_102155449_iOS.jpeg](/listings/photos/88142469/1073260) - 20260618_102155449_iOS.jpeg - ![20260618_102210462_iOS.jpeg](/listings/photos/88142469/1073261) - 20260618_102210462_iOS.jpeg - ![20260618_102245361_iOS.jpeg](/listings/photos/88142469/1073262) - 20260618_102245361_iOS.jpeg - ![20260618_102257432_iOS.jpeg](/listings/photos/88142469/1073263) - 20260618_102257432_iOS.jpeg - ![20260618_102309275_iOS.jpeg](/listings/photos/88142469/1073264) - 20260618_102309275_iOS.jpeg - ![20260618_100543866_iOS.jpeg](/listings/photos/88142469/1073265) - 20260618_100543866_iOS.jpeg - ![20260618_100628139_iOS.jpeg](/listings/photos/88142469/1073266) - 20260618_100628139_iOS.jpeg - ![20260618_100633522_iOS.jpeg](/listings/photos/88142469/1073267) - 20260618_100633522_iOS.jpeg - ![Photo](/listings/photos/88142469/1073268) ## EPC Graphs - ![EE Rating](/listings/photos/88142469/1073269) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 APARTMENT 238 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £189,950 | 31/03/2016 | Flat | | 2 APARTMENT 238 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £138,125 | 07/10/2013 | 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 | |---------|-------|------|------| | 2 APARTMENT 271 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £175,000 | 25/02/2026 | Flat | | 2 APARTMENT 226 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £205,000 | 06/02/2026 | Flat | | 4 APARTMENT 454 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £210,000 | 09/01/2026 | Flat | | 1 APARTMENT 1136 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LE | £210,000 | 09/01/2026 | Flat | | TIMBER WHARF, 32 APARTMENT 226 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NX | £188,000 | 08/01/2026 | Flat | | THE BOX WORKS, 4 APARTMENT 410 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £230,000 | 15/12/2025 | Flat | | 42 APARTMENT 214 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4FY | £110,000 | 12/12/2025 | Flat | | 2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR | £180,000 | 05/12/2025 | Flat | | 9 APARTMENT 4 WODEN STREET, SALFORD, GREATER MANCHESTER, M5 4YG | £156,000 | 28/11/2025 | Flat | | 4 APARTMENT 426 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £209,950 | 28/11/2025 | Flat | | THE BOX WORKS, 4 APARTMENT 202 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £266,250 | 28/11/2025 | Flat | | 2 APARTMENT 234 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £216,000 | 28/11/2025 | 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 | | TIMBER WHARF, 32 APARTMENT 415 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NY | £250,000 | 24/11/2025 | Flat | | 1 FLAT 2506 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £305,000 | 07/11/2025 | Flat | | 3 APARTMENT 406 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £170,000 | 30/10/2025 | Flat | | THE RIVERSIDE APARTMENT 81 LOWRY WHARF, SALFORD, GREATER MANCHESTER, M5 4SU | £255,000 | 24/10/2025 | Flat | | THE BOX WORKS, 4 APARTMENT 302 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £250,000 | 10/10/2025 | Flat | | 3 APARTMENT 312 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GS | £200,000 | 29/08/2025 | Flat | **Area average:** £220,060 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £238,299 (77 Flat, M15, 2024–2026) - **Deviation:** -7.7% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,217/mo - **Realistic:** £1,352/mo - **Optimistic:** £1,487/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £549/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, The Riverside, M5 | £1,350/mo | 2 | 0.11 miles | OpenRent | **Average rent: £1,350/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.61% (weak for cashflow) - **Max investor price (0.8%):** £168,750 - **Target investor price (1%):** £135,000 *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 £1,350/mo).* - **Gross yield:** 7.4% - **Cost-to-rent:** 13.6× - **Monthly cashflow:** £324/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.1% *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:** -25.7% - **10y growth:** 25.8% ## House Price Index (HM Land Registry) *Official index for Manchester; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -1.4% - **5y growth (index):** 8.8% - **10y growth (index):** 57% ## 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)