# 1 bedroom flat for sale (M4 7DL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Ancoats Grove, Manchester, Greater Manchester, M4 7DL |
| Price | £169,500 |
| Bedrooms | 1 |
| Bathrooms | 1 |

## Description

Situated within Manchester’s vibrant M4 postcode, this contemporary apartment is positioned close to some of the city’s most dynamic neighbourhoods, including Northern Quarter, Ancoats, and New Islington. The area is known for its creative scene, independent restaurants, cafés and bars, while remaining within walking distance of Manchester Piccadilly Station and Manchester Victoria Station, providing excellent connectivity across the city.

The apartment features a modern open-plan living and kitchen area, designed to maximise natural light and functionality. Contemporary finishes, integrated appliances and sleek cabinetry create a stylish interior, while well-proportioned bedrooms offer comfortable accommodation suited to professionals and city residents.

Developments within the M4 district typically include secure entry systems, lift access and well-maintained communal areas, supporting convenient and secure city-centre living.

Manchester’s M4 postcode continues to attract strong demand from young professionals, creatives and city-centre tenants, driven by its proximity to the Northern Quarter and Ancoats. The area’s vibrant lifestyle offering and ongoing regeneration make it a particularly appealing option for buy-to-let investors seeking strong rental demand and long-term growth potential.

## Property Photos

- ![1 bedroom photo](/listings/photos/173624210/243761) - 1 bedroom photo
- ![91a6ecb4bfa5ccb5f5d8d8c4fc56f8cf](/listings/photos/173624210/243762) - 91a6ecb4bfa5ccb5f5d8d8c4fc56f8cf
- ![Pool](/listings/photos/173624210/243763) - Pool
- ![Living Room](/listings/photos/173624210/243764) - Living Room

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2929635
- **Address:** 10 Ancoats Grove, MANCHESTER, M4 7DL
- **Certificate Issued:** 08/08/2005
- **Work Completed:** 09/04/2005
- **Items:** 9 window(s), 1 door(s)

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 APARTMENT 41 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7ED | £180,000 | 12/01/2026 | Flat |
| BLOCK D, 12 APARTMENT 106 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £265,000 | 10/12/2025 | Flat |
| ADVENT HOUSE, 2 APARTMENT 53 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £120,000 | 21/11/2025 | Flat |
| BLOCK D, 12 APARTMENT 72 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £190,000 | 13/11/2025 | Flat |
| BLOCK E, 12 APARTMENT 42 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU | £236,000 | 31/10/2025 | Flat |
| ADVENT HOUSE, 2 APARTMENT 65 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £205,000 | 01/08/2025 | Flat |
| BLOCK E, 12 APARTMENT 15 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AU | £210,000 | 08/12/2023 | Flat |
| BLOCK D, 12 APARTMENT 48 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ | £205,000 | 01/12/2023 | Flat |
| BLOCK D APARTMENT 120 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AT | £285,000 | 13/11/2023 | Flat |
| BLOCK D, 12 APARTMENT 16 POLLARD STREET, MANCHESTER, GREATER MANCHESTER, M4 7AQ | £178,000 | 24/10/2023 | Flat |
| 1 FLAT 404 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT | £255,000 | 29/09/2023 | Flat |
| ADVENT HOUSE, 2 APARTMENT 59 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £220,000 | 29/09/2023 | Flat |
| ADVENT HOUSE, 2 APARTMENT 69 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EP | £198,000 | 11/08/2023 | Flat |
| 2 APARTMENT 97 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LL | £226,000 | 14/04/2023 | Flat |
| 1 FLAT 301 EVERY STREET, MANCHESTER, GREATER MANCHESTER, M4 7LT | £250,000 | 20/12/2022 | Flat |
| ADVENT HOUSE, 2 APARTMENT 108 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EB | £180,000 | 15/12/2022 | Flat |
| EASTBANK TOWER, 277 FLAT 612 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE | £235,000 | 25/11/2022 | Flat |
| 1 APARTMENT 134 ISAAC WAY, MANCHESTER, GREATER MANCHESTER, M4 7EE | £50,000 | 14/11/2022 | Flat |
| 1 FLAT 310 ADVENT WAY, MANCHESTER, GREATER MANCHESTER, M4 7LR | £148,000 | 08/11/2022 | Flat |
| EASTBANK TOWER, 277 FLAT 712 GREAT ANCOATS STREET, MANCHESTER, GREATER MANCHESTER, M4 7FE | £245,010 | 20/09/2022 | Flat |

**Area average:** £204,051 (20 sales)

## Price vs local average

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

- **Local average:** £268,000 (70 Flat, M4, 2024–2026)
- **Deviation:** -36.8%

## Rental Range

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

- **Low:** £1,214/mo
- **Realistic:** £1,349/mo
- **Optimistic:** £1,484/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, Great Ancoats Street, M4 | £1,280/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Great Ancoats St, M4 | £1,500/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, One Vesta Street, M4 | £1,388/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Great Ancoats Street, M4 | £1,000/mo | 1 | 0.31 miles | OpenRent |
| 1 Bed Flat, Oxygen Tower, M1 | £1,550/mo | 1 | 0.37 miles | OpenRent |

**Average rent: £1,344/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £173,500
- **Target investor price (1%):** £138,800

*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 £1,388/mo).*

- **Gross yield:** 9.8%
- **Cost-to-rent:** 10.2×
- **Monthly cashflow:** £557/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.6%

*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).*

## Capital growth trend

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

- **5y growth:** -9%
- **10y growth:** 63.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 58.9%

## 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)