For sale Flat

FLAT 110

2 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER M15 4LY

1 beds 1 baths Listed 5 Jun 2026 (-45d)

£194,000

Reduced on 30 Jun 2026

Save

# 1 bedroom apartment for sale (M15 4LY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 110, 2 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER M15 4LY |
| Price | £194,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £205,000 Dec 2024 |

## Description

Stunning One-Bedroom Apartment with Rooftop Garden & Concierge. Mortgage Buyers Welcome.

Set within the popular Excelsior Works development, this stylish one-bedroom apartment on the first floor offers bright, modern living in a prime canal side location. Floor to ceiling windows flood the spacious open plan living, dining and kitchen area with natural light, while the contemporary kitchen features integrated appliances, soft close cabinetry and sleek concrete effect worktops.

The generous double bedroom benefits from an en-suite shower room, complemented by a separate modern bathroom. Residents enjoy exclusive access to a rooftop garden with stunning skyline views, a residents' lounge, co-working hub, concierge service and secure cycle storage.

Ideally located on the edge of the Bridgewater Canal, just a short walk from Deansgate, Castlefield and Manchester City Centre, with excellent transport links and easy access to MediaCity.

An exceptional city-centre home or investment opportunity.

The property is available with no upward chain. See our virtual tour online and get in touch to arrange a viewing!

Key Details

Lease: 986  years remaining

Council Tax Band -B

Service Charges -  £2340 PA

Ground Rent -£0

EPC - C

No Parking

## Property Photos

- ![1457314-7-6a1e9c5...](/listings/photos/89340078/955043) - 1457314-7-6a1e9c5...
- ![1457314-6-6a1e9c4...](/listings/photos/89340078/955044) - 1457314-6-6a1e9c4...
- ![1457314-8-6a1e9c6...](/listings/photos/89340078/955045) - 1457314-8-6a1e9c6...
- ![1457314-3-6a1e9c2...](/listings/photos/89340078/955046) - 1457314-3-6a1e9c2...
- ![1457314-12-6a1e9d...](/listings/photos/89340078/955047) - 1457314-12-6a1e9d...
- ![1457314-5-6a1e9c3...](/listings/photos/89340078/955048) - 1457314-5-6a1e9c3...
- ![1457314-1-6a1e9ac...](/listings/photos/89340078/955049) - 1457314-1-6a1e9ac...
- ![1457314-11-6a1e9c...](/listings/photos/89340078/955050) - 1457314-11-6a1e9c...
- ![1457314-9-6a1e9c6...](/listings/photos/89340078/955051) - 1457314-9-6a1e9c6...
- ![1457314-10-6a1e9c...](/listings/photos/89340078/955052) - 1457314-10-6a1e9c...
- ![1457314-2-6a1e9bd...](/listings/photos/89340078/955053) - 1457314-2-6a1e9bd...
- ![1457314-14-6a1e9d...](/listings/photos/89340078/955054) - 1457314-14-6a1e9d...
- ![1457314-13-6a1e9d...](/listings/photos/89340078/955055) - 1457314-13-6a1e9d...
- ![1457314-4-6a1e9c2...](/listings/photos/89340078/955056) - 1457314-4-6a1e9c2...

## Floorplans

- ![1457314 L.jpg](/listings/photos/89340078/955057) - 1457314 L.jpg
- ![1457314 P.jpg](/listings/photos/89340078/955058) - 1457314 P.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/89340078/955059) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 FLAT 110 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £205,000 | 02/12/2024 | 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 |
|---------|-------|------|------|
| 2 APARTMENT 271 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £175,000 | 25/02/2026 | Flat |
| 2 APARTMENT 226 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £205,000 | 06/02/2026 | Flat |
| TARN HOUSE, 60 APARTMENT 11 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QQ | £184,000 | 15/01/2026 | Flat |
| LAKE HOUSE, 66 APARTMENT 7 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QT | £170,000 | 14/01/2026 | Flat |
| [Same street] 2 FLAT 502 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £290,000 | 09/01/2026 | Flat |
| 4 APARTMENT 454 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £210,000 | 09/01/2026 | Flat |
| BROOK HOUSE, 64 APARTMENT 13 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS | £130,000 | 19/12/2025 | Flat |
| 2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR | £180,000 | 05/12/2025 | Flat |
| 4 APARTMENT 426 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £209,950 | 28/11/2025 | Flat |
| 2 APARTMENT 234 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £216,000 | 28/11/2025 | Flat |
| BROOK HOUSE, 64 APARTMENT 21 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS | £165,000 | 28/11/2025 | Flat |
| MERE HOUSE, 62 APARTMENT 30 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QR | £190,000 | 19/11/2025 | Flat |
| 3 APARTMENT 406 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £170,000 | 30/10/2025 | Flat |
| [Same street] 2 FLAT 6 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £235,000 | 22/09/2025 | Flat |
| 3 APARTMENT 312 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GS | £200,000 | 29/08/2025 | Flat |
| 3 APARTMENT 201 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £130,000 | 31/07/2025 | Flat |
| 3B FLAT 510 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4SR | £278,950 | 10/02/2025 | Flat |
| 1F FLAT 1002 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UZ | £304,950 | 27/01/2025 | Flat |
| 5 APARTMENT 521 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GY | £210,000 | 03/10/2024 | Flat |
| 7 FLAT 12 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £159,638 | 28/05/2024 | Flat |
| 7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £212,950 | 10/05/2024 | Flat |
| 7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £134,160 | 10/05/2024 | Flat |
| [Same street] 2 FLAT 206 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £284,400 | 15/12/2022 | Flat |
| [Same street] 2 FLAT 301 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £318,400 | 09/12/2022 | Flat |
| [Same street] 2 FLAT 207 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £293,700 | 30/11/2022 | Flat |
| [Same street] 2 FLAT 306 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £289,600 | 31/10/2022 | Flat |
| [Same street] 2 FLAT 508 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £228,800 | 07/10/2022 | Flat |
| [Same street] 2 FLAT 402 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £271,000 | 30/09/2022 | Flat |
| [Same street] 2 FLAT 609 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £255,000 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 409 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £245,000 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 210 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £240,000 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 412 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £245,000 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 309 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £245,000 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 610 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £257,500 | 28/09/2022 | Flat |
| [Same street] 2 FLAT 510 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £252,500 | 28/09/2022 | Flat |

**Street average:** £263,393 (15 sales)
**Area average:** £191,780 (20 sales)

## Price vs local average

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

- **Local average:** £237,712 (76 Flat, M15, 2024–2026)
- **Deviation:** -18.4%

## 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 Richmond & Hambleton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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, Ellesmere Street, M15 | £1,175/mo | 1 | 0.03 miles | OpenRent |
| 1 Bed Flat, Britannia Mills, M15 | £1,100/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Arundel Street, M15 | £1,050/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed Flat, Bridgewater Gate, M5 | £995/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Vendor House, M5 | £1,125/mo | 1 | 0.27 miles | OpenRent |

**Average rent: £1,089/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £201/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.3%

*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:** -25.7%
- **10y growth:** 25.8%

## 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)

1457314-7-6a1e9c5... 1457314-6-6a1e9c4... 1457314-8-6a1e9c6... 1457314-3-6a1e9c2... 1457314-12-6a1e9d... 1457314-5-6a1e9c3... 1457314-1-6a1e9ac... 1457314-11-6a1e9c... 1457314-9-6a1e9c6... 1457314-10-6a1e9c... 1457314-2-6a1e9bd... 1457314-14-6a1e9d... 1457314-13-6a1e9d... 1457314-4-6a1e9c2...

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Property details

Tenure

LEASEHOLD (986 years remaining on lease)

Council tax band

Last sold

£205,000 Dec 2024

Local average

£237,712 (-18.4%)

Deprivation

Decile 7 (23,475 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Spacious one-bedroom apartment
Bright open-plan living space
Floor-to-ceiling windows
Modern fitted kitchen
En-suite to main bedroom
Concierge service
Rooftop garden with city views
Walk to Deansgate & City Centre
A1 Rated EWS1

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Electric, Double glazing, Central
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Flooded in last 5 years: No

Description

Stunning One-Bedroom Apartment with Rooftop Garden & Concierge. Mortgage Buyers Welcome.

Set within the popular Excelsior Works development, this stylish one-bedroom apartment on the first floor offers bright, modern living in a prime canal side location. Floor to ceiling windows flood the spacious open plan living, dining and kitchen area with natural light, while the contemporary kitchen features integrated appliances, soft close cabinetry and sleek concrete effect worktops.

The generous double bedroom benefits from an en-suite shower room, complemented by a separate modern bathroom. Residents enjoy exclusive access to a rooftop garden with stunning skyline views, a residents' lounge, co-working hub, concierge service and secure cycle storage.

Ideally located on the edge of the Bridgewater Canal, just a short walk from Deansgate, Castlefield and Manchester City Centre, with excellent transport links and easy access to MediaCity.

An exceptional city-centre home or investment opportunity.

The property is available with no upward chain. See our virtual tour online and get in touch to arrange a viewing!

Key Details
Lease: 986 years remaining
Council Tax Band -B
Service Charges - £2340 PA
Ground Rent -£0
EPC - C
No Parking

Listed by

Fallowfield

Leaders and Romans Group

Reference: 89340078

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1457314 L.jpg

1457314 P.jpg

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£194,000	-5.4%
Sold	02/12/2024 (1 year ago)	£205,000	—

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
2 APARTMENT 271 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ	£175,000	25/02/2026	Flat
2 APARTMENT 226 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ	£205,000	06/02/2026	Flat
TARN HOUSE, 60 APARTMENT 11 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QQ	£184,000	15/01/2026	Flat
LAKE HOUSE, 66 APARTMENT 7 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QT	£170,000	14/01/2026	Flat
Same street 2 FLAT 502 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£290,000	09/01/2026	Flat
4 APARTMENT 454 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT	£210,000	09/01/2026	Flat
BROOK HOUSE, 64 APARTMENT 13 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS	£130,000	19/12/2025	Flat
2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR	£180,000	05/12/2025	Flat
4 APARTMENT 426 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT	£209,950	28/11/2025	Flat
2 APARTMENT 234 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ	£216,000	28/11/2025	Flat
BROOK HOUSE, 64 APARTMENT 21 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS	£165,000	28/11/2025	Flat
MERE HOUSE, 62 APARTMENT 30 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QR	£190,000	19/11/2025	Flat
3 APARTMENT 406 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR	£170,000	30/10/2025	Flat
Same street 2 FLAT 6 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£235,000	22/09/2025	Flat
3 APARTMENT 312 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GS	£200,000	29/08/2025	Flat
3 APARTMENT 201 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR	£130,000	31/07/2025	Flat
3B FLAT 510 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4SR	£278,950	10/02/2025	Flat
1F FLAT 1002 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UZ	£304,950	27/01/2025	Flat
5 APARTMENT 521 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GY	£210,000	03/10/2024	Flat
7 FLAT 12 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU	£159,638	28/05/2024	Flat
7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU	£212,950	10/05/2024	Flat
7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU	£134,160	10/05/2024	Flat
Same street 2 FLAT 206 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£284,400	15/12/2022	Flat
Same street 2 FLAT 301 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£318,400	09/12/2022	Flat
Same street 2 FLAT 207 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£293,700	30/11/2022	Flat
Same street 2 FLAT 306 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£289,600	31/10/2022	Flat
Same street 2 FLAT 508 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£228,800	07/10/2022	Flat
Same street 2 FLAT 402 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£271,000	30/09/2022	Flat
Same street 2 FLAT 609 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£255,000	28/09/2022	Flat
Same street 2 FLAT 409 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£245,000	28/09/2022	Flat
Same street 2 FLAT 210 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£240,000	28/09/2022	Flat
Same street 2 FLAT 412 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£245,000	28/09/2022	Flat
Same street 2 FLAT 309 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£245,000	28/09/2022	Flat
Same street 2 FLAT 610 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£257,500	28/09/2022	Flat
Same street 2 FLAT 510 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY	£252,500	28/09/2022	Flat

Street average: £263,393 (15 sales)

Area average: £191,780 (20 sales)

Capital growth trend

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

5y growth -25.7%

10y growth 25.8%

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

1y (index) -1.4%

5y (index) 8.8%

10y (index) 57%

Company ownership

Registered legal owner is a company.

Company-owned (UK company) Company-owned (Overseas company)

Company: OLIVEIRA HOLDINGS LTD (09789809)

Rental Range

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

Low £1,217/mo

Realistic £1,352/mo

Optimistic £1,487/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for Richmond & Hambleton: £449/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M15 4LY

Nearby

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

Type	Name	Distance
Shop	National Tyres and Autocare	0.0 miles
Bus stop	Chester Road/Hulme Hall Road	0.1 miles
Shop	Insitu Manchester	0.1 miles
Train station	Deansgate	0.6 miles
Train station	Salford Central	0.9 miles
University	Manchester Metropolitan University	1.0 miles
University	Manchester School of Art	1.1 miles
Hospital	Salford Gastric Bypass Surgery	1.7 miles
Hospital	The Ailsa Craig Medical Practise	2.5 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 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
Old Trafford Community Academy	Primary	0.4 miles	— (Inspected (no overall grade))
St Wilfrid's RC Primary School	Primary	0.5 miles	Good — 25 Jun 2023
St Alphonsus RC Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Afifah School	Other	0.6 miles	Good — 25 Apr 2024
Primrose Hill Primary School and Children's Centre	Primary	0.7 miles	Good — 30 Jun 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
1 Bed Flat, Ellesmere Street, M15	£1,175/mo	1	0.03 miles	OpenRent
1 Bed Flat, Britannia Mills, M15	£1,100/mo	1	0.04 miles	OpenRent
1 Bed Flat, Arundel Street, M15	£1,050/mo	1	0.14 miles	OpenRent
1 Bed Flat, Bridgewater Gate, M5	£995/mo	1	0.24 miles	OpenRent
1 Bed Flat, Vendor House, M5	£1,125/mo	1	0.27 miles	OpenRent

Average rent: £1,089/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 6.8%

Cost-to-rent ratio 14.7×

Monthly cashflow £201/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.3%

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).