# 1 bedroom apartment for sale (M4 4GR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 17, 17 ASPIN LANE, MANCHESTER, GREATER MANCHESTER M4 4GR |
| Price | £210,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £216,500 Apr 2026 |

## Description

This modern 540 sq ft one bed 4th floor property offers stunning views overlooking the City's largest green space, Angel Meadows, and is flooded with natural light from its floor-to-ceiling windows. The development is a short walk from Victoria Station, Exchange Square, Arndale Shopping Centre and the Northern Quarter, with a wide variety of bars, cafes and restaurants within easy reach.

Residents are able to enjoy the onsite amenities, including 24-Hour Concierge, Resident Lounge, Communal Terrace, and State-of-the-Art Gym. Activities such as yoga in the park and residents' events will also be offered to tenants to enjoy. No onward chain.

Additional Information:

Ground rent - £150 per annum (Ground rent is reviewed in line with RPI on review dates 2046, 2071, 2096, 2121 and 2146)

Service charges - £2392 per annum

Lease - 243 years remaining

## Property Photos

- ![ (Main)](/listings/photos/88099689/350708) -  (Main)
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- ![ (Main)](/listings/photos/88099689/350712) -  (Main)
- ![ (Main)](/listings/photos/88099689/350714) -  (Main)
- ![ (Main)](/listings/photos/88099689/350716) -  (Main)
- ![ (Main)](/listings/photos/88099689/350723) -  (Main)
- ![Other](/listings/photos/88099689/350724) - Other
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## Floorplans

- ![Floorplan 1](/listings/photos/88099689/350761) - Floorplan 1

## EPC Graphs

- ![Other](/listings/photos/88099689/350763) - Other

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 FLAT 17 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GR | £216,500 | 22/04/2026 | Flat |
| 17 FLAT 17 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GR | £222,787 | 30/03/2022 | 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 |
|---------|-------|------|------|
| 9 FLAT 802 DYCHE STREET, MANCHESTER, GREATER MANCHESTER, M4 4FU | £250,000 | 03/12/2025 | Flat |
| 25 APARTMENT 7 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS | £79,000 | 24/11/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 605 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ | £184,000 | 21/11/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 311 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ | £193,000 | 18/07/2025 | Flat |
| 2 FLAT 802 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £477,500 | 07/05/2025 | Flat |
| MASSON PLACE, 1 APARTMENT 205 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ | £130,000 | 22/04/2025 | Flat |
| TOBACCO FACTORY PHASE 1, 30 FLAT 32 LUDGATE HILL, MANCHESTER, GREATER MANCHESTER, M4 4TF | £350,000 | 27/10/2023 | Flat |
| MASSON PLACE, 1 APARTMENT 806 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ | £190,000 | 06/10/2023 | Flat |
| 21 FLAT 193 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £361,800 | 14/07/2023 | Flat |
| VALLEA COURT, 1 APARTMENT 1306 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FH | £165,000 | 30/06/2023 | Flat |
| 2 FLAT 805 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £240,000 | 31/03/2023 | Flat |
| 21 FLAT 188 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £349,500 | 20/01/2023 | Flat |
| 21 FLAT 198 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £652,000 | 29/12/2022 | Flat |
| 21 FLAT 120 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,000 | 22/12/2022 | Flat |
| 21 FLAT 120 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,000 | 22/12/2022 | Flat |
| VALLEA COURT, 1 APARTMENT 808 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FE | £230,000 | 19/12/2022 | Flat |
| 21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,750 | 16/12/2022 | Flat |
| 21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £372,500 | 16/12/2022 | Flat |
| 25 APARTMENT 508 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS | £150,000 | 09/12/2022 | Flat |
| 21 FLAT 199 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £697,000 | 30/11/2022 | Flat |

**Area average:** £304,903 (20 sales)

## Price vs local average

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

- **Local average:** £261,018 (84 Flat, M4, 2024–2026)
- **Deviation:** -19.5%

## Rental Range

*ONS Price Index of Private Rents (North West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £869/mo
- **Realistic:** £965/mo
- **Optimistic:** £1,062/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, Bendix St, M4 | £1,300/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Shudehill, M4 | £1,050/mo | 1 | 0.25 miles | OpenRent |
| 1 Bed Flat, Waterhouse Gardens, M3 | £1,300/mo | 1 | 0.32 miles | OpenRent |

**Average rent: £1,217/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (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:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £318/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** -13.4%
- **10y growth:** 53.4%

## House Price Index (HM Land Registry)

*Official index for North West; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 5.3%
- **10y growth (index):** 44.6%

## 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)