For sale Flat

FLAT 4

1 TARIFF STREET, MANCHESTER, MANCHESTER, GREATER MANCHESTER M1 2FF

1 beds 1 baths 689 sq ft Listed 4 Jun 2026 (-3d)

£190,000

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# 1 bedroom apartment for sale (M1 2FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 1 TARIFF STREET, MANCHESTER, MANCHESTER, GREATER MANCHESTER M1 2FF |
| Price | £190,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: before 1900 |
| Floor area | 64 m² |
| Last sold | £130,000 Nov 2005 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £1,701/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- L2 (£400 - £600)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2958-6260-2407-2731)

## Description

**The Building** - Mortgage Buyers Welcome. works to replacement of doors on the front elevation and remediation works to balconies identified through the FRAEW assessment is funded and due to be completed April 2027.

The apartment is just a stones throw away from Piccadilly station and well located for shops, bars, restaurants and other transport links.

**Entrance Hall** - Access to the bedroom, bathroom and through to the lounge

**Living Room/Kitchen** - 7.13 x 5.57 (23'4" x 18'3") - Range of wall and base units with worktops over. Fridge with freezer box. Integrated washing machine. Sink with mixer tap. Oven with hob and extractor over. Laminate flooring. Spotlights and ceiling light.  Wall mounted heater.

**Bedroom Area** - 3.95 x 3.60 (12'11" x 11'9") - Laminate flooring. Steel work. Exposed brick. Wall mounted heater.

**Bathroom** - Tiled bathroom suite. Low level W/C. Bath with mixer shower over. Sink with mixer tap. Shaver point.

**Additional Information** - Service charges - £2234.16p pa

Ground rent - £100 per annum

Lease - 999 years from 2001

Council Tax Band D

Steven Scanlans Manage the Building

**Agents Note** - To be able to purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.

**Disclaimer** - IMPORTANT NOTE TO PURCHASERS: The lease, ground rent and service charges should all be checked via the solicitors for clarification.  We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as guide to prospective buyers only, and are not precise. If floor plans where included, these may not be to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us.

## Property Photos

- ![Photo](/listings/photos/89291697/631145)
- ![Photo](/listings/photos/89291697/631146)
- ![Photo](/listings/photos/89291697/631147)
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- ![Photo](/listings/photos/89291697/631150)
- ![Photo](/listings/photos/89291697/631152)
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- ![Photo](/listings/photos/89291697/631156)
- ![Photo](/listings/photos/89291697/631159)

## Floorplans

- ![Floorplan 1](/listings/photos/89291697/631161) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/89291697/631163) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 FLAT 4 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF | £130,000 | 14/11/2005 | Flat |
| 1 FLAT 4 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF | £83,000 | 04/07/2001 | 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 |
|---------|-------|------|------|
| 40 APARTMENT 524 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL | £185,000 | 11/07/2025 | Flat |
| 23 - 25 APARTMENT 10 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1EL | £185,000 | 20/12/2023 | Flat |
| 40 APARTMENT 323 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL | £249,950 | 14/12/2023 | Flat |
| FINLAY WAREHOUSE, 56 FLAT 15 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HN | £330,000 | 11/12/2023 | Flat |
| 40 APARTMENT 726 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL | £325,000 | 21/07/2023 | Flat |
| 53 4.03A DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HH | £250,000 | 23/06/2023 | Flat |
| 57 4.10 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS | £177,000 | 09/12/2022 | Flat |
| THE VAULTS, 1 FLAT 14 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF | £303,000 | 07/12/2022 | Flat |
| KINGSLEY HOUSE, 15 FLAT 4 NEWTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1HE | £160,000 | 25/11/2022 | Flat |
| 57 0.17 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS | £190,000 | 25/11/2022 | Flat |
| 57 0.16 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS | £195,000 | 22/11/2022 | Flat |
| THE VAULTS, 1 FLAT 17 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF | £185,000 | 16/11/2022 | Flat |
| 36 007 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH | £182,500 | 19/08/2022 | Flat |
| 36 204 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH | £205,000 | 11/08/2022 | Flat |
| 36 106 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH | £185,000 | 30/06/2022 | Flat |
| 57 3.18 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS | £197,001 | 30/06/2022 | Flat |
| 23 - 25 APARTMENT 11 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1EL | £220,000 | 08/06/2022 | Flat |
| 57 1.14 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS | £160,000 | 13/04/2022 | Flat |
| 40 APARTMENT 122 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL | £233,000 | 24/03/2022 | Flat |
| 40 APARTMENT 621 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL | £310,000 | 23/03/2022 | Flat |

**Area average:** £221,373 (20 sales)

## Price vs local average

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

- **Local average:** £291,831 (53 Flat, M1, 2024–2026)
- **Deviation:** -34.9%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £399/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, Port St, M1 | £1,550/mo | 1 | 0.13 miles | OpenRent |
| 1 Bed Flat, Dale Street, M1 | £1,150/mo | 1 | 0.14 miles | OpenRent |
| 1 Bed Flat, Tib Street, M4 | £2,500/mo | 1 | 0.22 miles | OpenRent |
| 1 Bed Flat, Royal Mills, M4 | £1,650/mo | 1 | 0.26 miles | OpenRent |

**Average rent: £1,713/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 10.1%
- **Cost-to-rent:** 9.9×
- **Monthly cashflow:** £667/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.5%

*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:** £2,969/m²

## Capital growth trend

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

- **5y growth:** -5.3%
- **10y growth:** 34%

## 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)

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Property details

Tenure

LEASEHOLD (974 years remaining on lease)

Floor area

64 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£130,000 Nov 2005

Price per m²

£2,969/m²

Local average

£291,831 (-34.9%)

Deprivation

Decile 4 (11,026 of 33,755)

Street crime

10 incidents within 1 mile (Mar 2026)

Key features

One Bedroom/Studio Apartment
Ground Floor
Larger Than Average
Central Location
No Onward Chain
Close to Piccadilly Station
Council Tax Band D
EPC Rating E

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Electric
Restrictions: Yes

Description

This one bedroom studio apartment (corner position on ground floor) is located in the highly sought after Northern Quarter of Manchester's City Centre. The Vaults (a former Victorian Bank Vault) combines classic Victorian warehouse architecture with an elegant contemporary style. The original safe door has been preserved (in hallway). This spacious studio flat boasts original features: exposed brickwork and steel columns. Comfortable lounge with laminate flooring, kitchen has slate tile flooring, low voltage down lighters, and incorporates fully integrated appliances, including hob, oven, extractor hood, washer/dryer and fridge. Three piece bathroom. There are three double glazed multi paned windows to Tariff Street elevation.

The Building - Mortgage Buyers Welcome. works to replacement of doors on the front elevation and remediation works to balconies identified through the FRAEW assessment is funded and due to be completed April 2027.
The apartment is just a stones throw away from Piccadilly station and well located for shops, bars, restaurants and other transport links.

Entrance Hall - Access to the bedroom, bathroom and through to the lounge

Living Room/Kitchen - 7.13 x 5.57 (23'4" x 18'3") - Range of wall and base units with worktops over. Fridge with freezer box. Integrated washing machine. Sink with mixer tap. Oven with hob and extractor over. Laminate flooring. Spotlights and ceiling light. Wall mounted heater.

Bedroom Area - 3.95 x 3.60 (12'11" x 11'9") - Laminate flooring. Steel work. Exposed brick. Wall mounted heater.

Bathroom - Tiled bathroom suite. Low level W/C. Bath with mixer shower over. Sink with mixer tap. Shaver point.

Additional Information - Service charges - £2234.16p pa
Ground rent - £100 per annum
Lease - 999 years from 2001
Council Tax Band D
Steven Scanlans Manage the Building

Agents Note - To be able to purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.

Disclaimer - IMPORTANT NOTE TO PURCHASERS: The lease, ground rent and service charges should all be checked via the solicitors for clarification. We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as guide to prospective buyers only, and are not precise. If floor plans where included, these may not be to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us.

Listed by

Manchester

Jordan Fishwick

Reference: 89291697

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 08/06/2023

Current heating cost: £1,701/year

Potential heating cost: £758/year

Est. upgrade cost to C: £14,500

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
High heat retention storage heaters (£400 - £600)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

57% since 2001

Event	Date	Price	% change
Listed for sale	—	£190,000	+46.2%
Sold	14/11/2005 (20 years ago)	£130,000	+56.6%
Sold	04/07/2001 (24 years ago)	£83,000	—

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
40 APARTMENT 524 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL	£185,000	11/07/2025	Flat
23 - 25 APARTMENT 10 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1EL	£185,000	20/12/2023	Flat
40 APARTMENT 323 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL	£249,950	14/12/2023	Flat
FINLAY WAREHOUSE, 56 FLAT 15 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HN	£330,000	11/12/2023	Flat
40 APARTMENT 726 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL	£325,000	21/07/2023	Flat
53 4.03A DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HH	£250,000	23/06/2023	Flat
57 4.10 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS	£177,000	09/12/2022	Flat
THE VAULTS, 1 FLAT 14 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF	£303,000	07/12/2022	Flat
KINGSLEY HOUSE, 15 FLAT 4 NEWTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1HE	£160,000	25/11/2022	Flat
57 0.17 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS	£190,000	25/11/2022	Flat
57 0.16 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS	£195,000	22/11/2022	Flat
THE VAULTS, 1 FLAT 17 TARIFF STREET, MANCHESTER, GREATER MANCHESTER, M1 2FF	£185,000	16/11/2022	Flat
36 007 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH	£182,500	19/08/2022	Flat
36 204 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH	£205,000	11/08/2022	Flat
36 106 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2EH	£185,000	30/06/2022	Flat
57 3.18 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS	£197,001	30/06/2022	Flat
23 - 25 APARTMENT 11 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 1EL	£220,000	08/06/2022	Flat
57 1.14 DALE STREET, MANCHESTER, GREATER MANCHESTER, M1 2HS	£160,000	13/04/2022	Flat
40 APARTMENT 122 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL	£233,000	24/03/2022	Flat
40 APARTMENT 621 HILTON STREET, MANCHESTER, GREATER MANCHESTER, M1 2BL	£310,000	23/03/2022	Flat

Area average: £221,373 (20 sales)

Capital growth trend

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

5y growth -5.3%

10y growth 34%

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

1y (index) -1.4%

5y (index) 9.1%

10y (index) 58.9%

Rental Range

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

Low £1,214/mo

Realistic £1,349/mo

Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for West Pennine: £399/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M1 2FF

Nearby

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

Type	Name	Distance
Shop	Beauty & Bubbles	0.0 miles
Shop	Unknown	0.0 miles
Bus stop	Newton St/Hilton St	0.0 miles
Bus stop	Newton St/Piccadilly	0.1 miles
University	University of Law	0.3 miles
Train station	Manchester Piccadilly	0.3 miles
University	UCEN Manchester (Shena Simon Campus)	0.3 miles
Train station	Manchester Victoria	0.6 miles
Hospital	The Ailsa Craig Medical Practise	2.1 miles
Hospital	Shiv Lodge Medical Centre	2.1 miles

Street-level crime

Category	Count
Violence and sexual offences	5
Other theft	3
Theft from the person	2
Total incidents	10

Within 1 mile during Mar 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
Co-Op Academy New Islington	Primary	0.3 miles	Outstanding — 10 Jul 2015
The Cooperative College	Other	0.5 miles	— (No rating)
Digital Advantage	Other	0.5 miles	— (No rating)
Abbey College Manchester	Other	0.5 miles	— (No rating)
Chetham's School of Music	Other	0.6 miles	— (No rating)

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, Port St, M1	£1,550/mo	1	0.13 miles	OpenRent
1 Bed Flat, Dale Street, M1	£1,150/mo	1	0.14 miles	OpenRent
1 Bed Flat, Tib Street, M4	£2,500/mo	1	0.22 miles	OpenRent
1 Bed Flat, Royal Mills, M4	£1,650/mo	1	0.26 miles	OpenRent

Average rent: £1,713/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.84%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 10.1%

Cost-to-rent ratio 9.9×

Monthly cashflow £667/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.5%

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).