# 2 bedroom ground floor flat for sale (M23 1DL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Sir Williams Court, 190 Hall Lane, Baguley, M23 1DL |
| Price | £160,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £69,995 |

## Description

NO CHAIN

A well-presented two-bedroom property in the well connected development, Sir Williams Court. Offering two spacious double bedrooms, a modern fitted kitchen, a contemporary bathroom, a generous living/dining room and an allocated parking space, this property provides comfortable living in a convenient location.

Ideal for first-time buyers looking to step onto the property ladder or landlords seeking a promising buy-to-let investment, the property offers practical accommodation with broad appeal.

Conveniently situated close to Wythenshawe Hospital, Manchester Airport and Metrolink tram services. A range of local shops, supermarkets and everyday amenities are also within easy reach, making this an appealing option for both owner-occupiers and tenants.

Call now to view.

## Property Photos

- ![front.jpg](/listings/photos/94384845/2570596) - front.jpg
- ![hallway.jpg](/listings/photos/94384845/2570597) - hallway.jpg
- ![kitchen pic.jpg](/listings/photos/94384845/2570598) - kitchen pic.jpg
- ![living area.jpg](/listings/photos/94384845/2570599) - living area.jpg
- ![bathroom.jpg](/listings/photos/94384845/2570600) - bathroom.jpg
- ![main bedroom.jpg](/listings/photos/94384845/2570601) - main bedroom.jpg
- ![second bedroom.jpg](/listings/photos/94384845/2570602) - second bedroom.jpg
- ![Front (Exterior)](/listings/photos/94384845/2611591) - Front (Exterior)
- ![Kitchen](/listings/photos/94384845/2611592) - Kitchen
- ![Living/Dining Room](/listings/photos/94384845/2611593) - Living/Dining Room
- ![Bathroom](/listings/photos/94384845/2611594) - Bathroom
- ![Bedroom 1](/listings/photos/94384845/2611595) - Bedroom 1
- ![Bedroom 2](/listings/photos/94384845/2611596) - Bedroom 2
- ![Hallway](/listings/photos/94384845/2611597) - Hallway

## Floorplans

- ![Floorplan 1](/listings/photos/94384845/2611598) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/94384845/2570603) - EE Rating

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| SIR WILLIAMS COURT, 194 39 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DL | £150,000 | 07/10/2025 | Flat |
| SIR WILLIAMS COURT, 196 18 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DL | £140,000 | 24/11/2023 | Flat |
| 186 APARTMENT H HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £166,000 | 06/10/2023 | Flat |
| 210 FLAT 1 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1WA | £140,000 | 04/09/2023 | Flat |
| 188 APARTMENT J HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £150,000 | 17/04/2023 | Flat |
| 188 APARTMENT S HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £158,000 | 30/11/2022 | Flat |
| SIR WILLIAMS COURT, 190 68 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DL | £152,000 | 25/11/2022 | Flat |
| 186 APARTMENT G HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £145,000 | 21/11/2022 | Flat |
| 11 HILDITCH CLOSE, MANCHESTER, GREATER MANCHESTER, M23 1ND | £139,950 | 18/11/2022 | Flat |
| 186 APARTMENT T HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £153,000 | 11/11/2022 | Flat |
| SIR WILLIAMS COURT, 198 10 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1WA | £140,000 | 18/07/2022 | Flat |
| 188 APARTMENT L HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £142,500 | 01/07/2022 | Flat |
| SIR WILLIAMS COURT, 190 83 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DL | £130,000 | 24/06/2022 | Flat |
| LANTERN COURT, 106 APARTMENT 15 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DJ | £136,000 | 30/05/2022 | Flat |
| 186 APARTMENT L HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £140,000 | 11/05/2022 | Flat |
| SIR WILLIAMS COURT, 192 51 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1DL | £130,000 | 01/04/2022 | Flat |
| 210 FLAT 32 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1WA | £180,000 | 25/03/2022 | Flat |
| 210 FLAT 21 HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1WA | £170,000 | 25/02/2022 | Flat |
| 9A HILDITCH CLOSE, MANCHESTER, GREATER MANCHESTER, M23 1ND | £95,000 | 01/02/2022 | Flat |
| 186 APARTMENT U HALL LANE, MANCHESTER, GREATER MANCHESTER, M23 1NB | £127,000 | 19/01/2022 | Flat |

**Area average:** £144,223 (20 sales)

## Price vs local average

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

- **Local average:** £187,875 (8 Flat, M23, 2024–2026)
- **Deviation:** -14.8%

## Rental Range

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

- **Low:** £1,236/mo
- **Realistic:** £1,373/mo
- **Optimistic:** £1,510/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Southern Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £748/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 Maisonette, Stapleford Close, M23 | £1,100/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Flat, Lawnhurst Avenue, M23 | £1,150/mo | 2 | 0.87 miles | OpenRent |
| 2 Bed Flat, Acorn House, M22 | £1,250/mo | 2 | 0.94 miles | OpenRent |
| 2 Bed Flat, Beech House, M22 | £1,300/mo | 2 | 0.96 miles | OpenRent |
| 2 Bed Flat, Cotefield Road, M22 | £1,075/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £1,175/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.8%

*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:** 24.9%
- **10y growth:** 58.8%

## House Price Index (HM Land Registry)

*Official index for Manchester; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 12.1%
- **10y growth (index):** 56.7%

## 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)