# 2 bedroom flat for sale (M20 2EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 15, ALBERT HOUSE, 24, THE BOULEVARD, MANCHESTER, GREATER MANCHESTER M20 2EN |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 61 m² |
| Last sold | £250,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/09/2035
- **Current heating cost:** £248/year
- **Est. upgrade cost to C:** £1,800

### Recommendations
- L2 (£1,200 - £2,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2914-7510-2305-8481)

## Description

A spacious and beautifully presented second-floor apartment, located within a highly sought-after development in the heart of West Didsbury.

The accommodation features an open-plan kitchen, living and dining area, two well-proportioned double bedrooms (bedroom one with en-suite shower room), a stylish main bathroom, and an inviting entrance hallway with both an airing cupboard and a separate storage cupboard.

The apartment is offered in move-in ready condition and comes with the added benefit of electronic, remote-controlled blinds.

Residents enjoy well-maintained communal areas, lift access, and a secure gated car park with one allocated parking space.

## Property Photos

- ![Picture 1](/listings/photos/166480874/940230) - Picture 1
- ![Picture 2](/listings/photos/166480874/940231) - Picture 2
- ![Picture 3](/listings/photos/166480874/940233) - Picture 3
- ![Picture 4](/listings/photos/166480874/940234) - Picture 4
- ![Picture 5](/listings/photos/166480874/940235) - Picture 5
- ![Picture 6](/listings/photos/166480874/940236) - Picture 6
- ![Picture 7](/listings/photos/166480874/940237) - Picture 7
- ![Picture 8](/listings/photos/166480874/940238) - Picture 8
- ![Picture 9](/listings/photos/166480874/940239) - Picture 9
- ![Picture 10](/listings/photos/166480874/940240) - Picture 10
- ![Picture 11](/listings/photos/166480874/940241) - Picture 11
- ![Picture 12](/listings/photos/166480874/940243) - Picture 12
- ![Picture 13](/listings/photos/166480874/940244) - Picture 13
- ![Picture 14](/listings/photos/166480874/940245) - Picture 14
- ![Picture 15](/listings/photos/166480874/940246) - Picture 15

## Floorplans

- ![Floorplan](/listings/photos/166480874/940247) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ALBERT HOUSE, 24 FLAT 15 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £250,000 | 30/01/2026 | 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 |
|---------|-------|------|------|
| DIDSBURY GATE, 1 APARTMENT 37 HOUSEMAN CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 2JA | £295,000 | 09/01/2026 | Flat |
| 8 FLAT 10 TODDBROOK CLOSE, MANCHESTER, GREATER MANCHESTER, M20 1NB | £367,500 | 26/11/2025 | Flat |
| 33 APARTMENT 18 HIGHMARSH CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 2AN | £285,000 | 25/11/2025 | Flat |
| 117 CAVENDISH ROAD, MANCHESTER, GREATER MANCHESTER, M20 1LS | £309,000 | 25/11/2025 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 12 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £195,000 | 25/03/2025 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 34 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £260,000 | 10/01/2025 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 11 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £265,000 | 10/01/2025 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 21 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £235,000 | 11/07/2024 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 3 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £262,500 | 03/05/2024 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 31 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £240,000 | 23/11/2023 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 8 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £240,000 | 20/11/2023 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 33 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £235,000 | 09/11/2023 | Flat |
| 1A THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EU | £197,500 | 08/11/2023 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 26 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £252,000 | 27/10/2023 | Flat |
| 47 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £220,000 | 25/10/2023 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 7 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £242,000 | 29/09/2023 | Flat |
| 19 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £220,000 | 29/09/2023 | Flat |
| 73 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £187,000 | 29/09/2023 | Flat |
| THE POINT, 43 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EU | £235,000 | 25/09/2023 | Flat |
| MAPLEWOOD, 117 18 NELL LANE, MANCHESTER, GREATER MANCHESTER, M20 2DU | £425,000 | 11/08/2023 | Flat |
| 25 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £245,000 | 27/07/2023 | Flat |
| DIDSBURY GATE, 1 APARTMENT 41 HOUSEMAN CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 2JA | £342,500 | 17/07/2023 | Flat |
| 52 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LX | £210,000 | 10/07/2023 | Flat |
| DIDSBURY GATE, 1 APARTMENT 46 HOUSEMAN CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 2JA | £358,000 | 29/06/2023 | Flat |
| 67B GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £232,500 | 15/06/2023 | Flat |
| 53 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LY | £135,000 | 24/05/2023 | Flat |
| 16 APARTMENT 152 HIGHMARSH CRESCENT, MANCHESTER, GREATER MANCHESTER, M20 2AL | £328,000 | 15/05/2023 | Flat |
| 36 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LX | £200,000 | 16/01/2023 | Flat |
| THE POINT, 42 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EU | £173,900 | 20/12/2022 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 14 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £245,000 | 16/12/2022 | Flat |
| 118 GEORGIA AVENUE, MANCHESTER, GREATER MANCHESTER, M20 1LX | £164,000 | 16/12/2022 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 17 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £217,500 | 16/11/2022 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 20 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £262,500 | 10/11/2022 | Flat |
| [Same street] ALBERT HOUSE, 24 FLAT 34 THE BOULEVARD, MANCHESTER, GREATER MANCHESTER, M20 2EN | £247,000 | 09/11/2022 | Flat |

**Street average:** £242,750 (14 sales)
**Area average:** £256,495 (20 sales)

## Price vs local average

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

- **Local average:** £252,603 (69 Flat, M20, 2024–2026)
- **Deviation:** -1%

## 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 Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £873/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, Hague Road, M20 | £1,295/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £1,295/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £161,875
- **Target investor price (1%):** £129,500

*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 £1,295/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £156/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.6%

*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).*

## Price per Square Metre

- **£/m²:** £4,098/m²

## Capital growth trend

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

- **5y growth:** 5.6%
- **10y growth:** 34.3%

## 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)