# 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 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. ## Property Photos - ![Photo](/listings/photos/88098948/2263260) - ![Photo](/listings/photos/88098948/2263261) - ![Photo](/listings/photos/88098948/2263262) - ![Photo](/listings/photos/88098948/2263263) - ![Photo](/listings/photos/88098948/2263264) - ![Photo](/listings/photos/88098948/2263265) - ![Photo](/listings/photos/88098948/2263266) - ![Photo](/listings/photos/88098948/2263267) - ![Photo](/listings/photos/88098948/2263268) - ![Photo](/listings/photos/88098948/2263269) - ![Photo](/listings/photos/88098948/2263270) - ![Photo](/listings/photos/88098948/2263271) - ![Photo](/listings/photos/88098948/2263272) - ![Photo](/listings/photos/88098948/2263273) - ![Photo](/listings/photos/88098948/2263274) - ![Photo](/listings/photos/88098948/2263275) - ![Photo](/listings/photos/88098948/2263276) ## 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 | £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 | | 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)