For sale Flat

FLAT 45

21 ASPIN LANE, MANCHESTER, GREATER MANCHESTER M4 4GS

2 beds 2 baths Listed 6 May 2026 (-128d)

£350,000

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# 2 bedroom apartment for sale (M4 4GS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 45, 21 ASPIN LANE, MANCHESTER, GREATER MANCHESTER M4 4GS |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £335,500 May 2022 |

## Description

The apartment features a bright open-plan living and dining area with floor-to-ceiling glazing, creating a light-filled space that seamlessly connects to the park-facing aspect. The modern kitchen is finished to a high specification with integrated appliances and sleek contemporary cabinetry, while both double bedrooms offer generous proportions, with the principal bedroom benefiting from fitted storage and an elegant en-suite.

Residents at MeadowSide enjoy access to an impressive range of amenities including a fully equipped gym, yoga studio, residents' lounge, co-working spaces, communal terrace and 24-hour concierge service. Situated within the highly sought-after N.O.M.A district, the development is just a short walk from Manchester Victoria, the Northern Quarter, Ancoats and the city's best retail, dining and entertainment destinations.

Set around one of Manchester city centre's largest green spaces, MeadowSide offers a unique lifestyle opportunity balancing vibrant urban living with tranquil park-side surroundings. Ideal for both owner occupiers and investors alike.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/88098948/2263277) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/88098948/2263278) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 FLAT 45 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GS | £335,500 | 31/05/2022 | 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 |
| 2 FLAT 802 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £477,500 | 07/05/2025 | 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 | £372,500 | 16/12/2022 | Flat |
| 21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,750 | 16/12/2022 | Flat |
| 25 APARTMENT 508 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS | £150,000 | 09/12/2022 | Flat |
| VALLEA COURT, 1 APARTMENT 807 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FE | £186,000 | 30/11/2022 | Flat |
| 21 FLAT 199 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £697,000 | 30/11/2022 | Flat |
| 21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £351,025 | 11/11/2022 | Flat |
| 21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £369,500 | 10/11/2022 | Flat |
| 21 FLAT 122 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £360,960 | 07/11/2022 | Flat |
| 21 FLAT 132 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £361,475 | 04/11/2022 | Flat |

**Area average:** £334,001 (20 sales)

## Price vs local average

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

- **Local average:** £261,018 (84 Flat, M4, 2024–2026)
- **Deviation:** +34.1%

## 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):** £474/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, Barton Place, M4 | £1,350/mo | 2 | 0.19 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (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:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-188/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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:** -15.5%
- **10y growth:** 48.8%

## 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)

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Property details

Tenure

LEASEHOLD

Last sold

£335,500 May 2022

Local average

£261,018 (+34.1%)

Street crime

6 incidents within 1 mile (Jul 2026)

Key features

Two-bedroom apartment positioned on the 5th floor
Stunning park-facing views over Angel Meadow Park
Bright open-plan living and dining area
Floor-to-ceiling windows providing excellent natural light
Contemporary kitchen with integrated appliances
Spacious principal bedroom with en-suite bathroom
High-specification finishes throughout
Residents' gym, lounge, co-working space and communal terrace
24-hour concierge service within the development
Prime city centre location close to Victoria Station, N.O.M.A and the Northern Quarter

Description

Positioned on the 5th floor and overlooking the beautifully landscaped Angel Meadow Park, this exceptional two-bedroom apartment at MeadowSide offers a rare combination of green open views and contemporary city living in the heart of Manchester.

The apartment features a bright open-plan living and dining area with floor-to-ceiling glazing, creating a light-filled space that seamlessly connects to the park-facing aspect. The modern kitchen is finished to a high specification with integrated appliances and sleek contemporary cabinetry, while both double bedrooms offer generous proportions, with the principal bedroom benefiting from fitted storage and an elegant en-suite.

Residents at MeadowSide enjoy access to an impressive range of amenities including a fully equipped gym, yoga studio, residents' lounge, co-working spaces, communal terrace and 24-hour concierge service. Situated within the highly sought-after N.O.M.A district, the development is just a short walk from Manchester Victoria, the Northern Quarter, Ancoats and the city's best retail, dining and entertainment destinations.

Set around one of Manchester city centre's largest green spaces, MeadowSide offers a unique lifestyle opportunity balancing vibrant urban living with tranquil park-side surroundings. Ideal for both owner occupiers and investors alike.

Listed by

Manchester

Homes by FEC limited

Reference: 88098948

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~3,188 m² (0.79 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Listed for sale	—	£350,000	+4.3%
Sold	31/05/2022 (4 years ago)	£335,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

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
2 FLAT 802 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ	£477,500	07/05/2025	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	£372,500	16/12/2022	Flat
21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT	£342,750	16/12/2022	Flat
25 APARTMENT 508 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS	£150,000	09/12/2022	Flat
VALLEA COURT, 1 APARTMENT 807 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FE	£186,000	30/11/2022	Flat
21 FLAT 199 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU	£697,000	30/11/2022	Flat
21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT	£351,025	11/11/2022	Flat
21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT	£369,500	10/11/2022	Flat
21 FLAT 122 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT	£360,960	07/11/2022	Flat
21 FLAT 132 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT	£361,475	04/11/2022	Flat

Area average: £334,001 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -15.5%

10y growth 48.8%

House Price Index (HM Land Registry — official index, not sold-price averages): North West. Series: Flats and maisonettes. As of June 2026.

1y (index) 2%

5y (index) 5.3%

10y (index) 44.6%

Rental Range

Estimated market rent for North West. Low = conservative, Realistic = average, Optimistic = best case.

Low £869/mo

Realistic £965/mo

Optimistic £1,062/mo

Based on Postcode area M → North West.

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M4 4GS

Address

21 Aspin Lane

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Sunbelt Rentals	0.1 miles
Shop	Co-op Food	0.1 miles
Bus stop	Manchester City Centre, Corporation Street / Victoria Rail Station (Stop NU)	0.2 miles
Bus stop	Newtown, Rochdale Road / opposite Marshall Street	0.2 miles
Train station	Manchester Victoria	0.2 miles
University	UCEN Manchester (City Campus)	0.3 miles
University	University of Law	0.6 miles
Train station	Manchester Piccadilly	0.9 miles
Hospital	Salford Gastric Bypass Surgery	2.4 miles
Hospital	The Ailsa Craig Medical Practise	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	5
Public order	1
Total incidents	6

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Cooperative College	Other	0.2 miles	— (No rating)
Digital Advantage	Other	0.2 miles	— (No rating)
Chetham's School of Music	Other	0.3 miles	— (No rating)
Abbott Community Primary School	Primary	0.5 miles	Outstanding — 12 Feb 2019
St Patrick's RC Primary School	Primary	0.5 miles	Good — 13 Jan 2022

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, Barton Place, M4	£1,350/mo	2	0.19 miles	OpenRent

Average rent: £1,350/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £168,750

Target investor price (1%) £135,000

Gross yield 4.6%

Cost-to-rent ratio 21.6×

Monthly cashflow £-188/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).