# 3 bedroom apartment for sale (M5 4XQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | A 18.08, BLOCK A WILBURN BASIN, ORDSALL LANE, SALFORD, GREATER MANCHESTER M5 4XQ |
| Price | £290,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £243,000 Mar 2025 |

## Description

Peter Anthony are delighted to bring to market this fantastic three bedroom apartment on the 17th floor in the popular Wilburn Basin development.

The property briefly comprises of entrance hallway, spacious open plan living area and kitchen with juliett balcony, three double bedrooms one with en suite and a main bathroom. The property offers modern living with stunning views throughout. It also benefits from a 24 hour concierge and a residents gym.

Ideally located on Ordsall Lane, it has a number of local amenities and transport links. It's also within walking distance of the City Centre.

EPC - B

Lease 250 years from 2016

Service charge £2,259.25 per annum

Ground rent £300.00 per annum (increased every 10 years upwardly by 2.5% (1 January 2026)

## Property Photos

- ![Picture No. 14](/listings/photos/171161228/91177) - Picture No. 14
- ![Picture No. 12](/listings/photos/171161228/91178) - Picture No. 12
- ![Picture No. 09](/listings/photos/171161228/91179) - Picture No. 09
- ![Picture No. 11](/listings/photos/171161228/91180) - Picture No. 11
- ![Picture No. 15](/listings/photos/171161228/91181) - Picture No. 15
- ![Picture No. 01](/listings/photos/171161228/91182) - Picture No. 01
- ![Picture No. 03](/listings/photos/171161228/91183) - Picture No. 03
- ![Picture No. 04](/listings/photos/171161228/91184) - Picture No. 04
- ![Picture No. 05](/listings/photos/171161228/91185) - Picture No. 05
- ![Picture No. 06](/listings/photos/171161228/91186) - Picture No. 06
- ![Picture No. 08](/listings/photos/171161228/91187) - Picture No. 08
- ![Picture No. 02](/listings/photos/171161228/91188) - Picture No. 02
- ![Picture No. 16](/listings/photos/171161228/91189) - Picture No. 16
- ![Google Maps Image](/listings/photos/171161228/91190) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/171161228/91191) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/171161228/91192) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BLOCK A WILBURN BASIN A 18.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £243,000 | 21/03/2025 | Flat |
| BLOCK A WILBURN BASIN A 18.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £240,000 | 16/12/2016 | 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 |
|---------|-------|------|------|
| BLOCK B WILBURN BASIN B 5.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XR | £265,000 | 19/12/2025 | Flat |
| BLOCK D WILBURN BASIN D 11.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XU | £505,000 | 19/12/2025 | Flat |
| FUSION 2, 16 APARTMENT 2 MIDDLEWOOD STREET, SALFORD, GREATER MANCHESTER, M5 4LW | £165,000 | 12/12/2025 | Flat |
| 1 FLAT 2204 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £265,000 | 25/11/2025 | Flat |
| 1 FLAT 2506 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £305,000 | 07/11/2025 | Flat |
| 30 APARTMENT 517 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZP | £190,000 | 20/10/2025 | Flat |
| 1 FLAT 1101 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BA | £182,500 | 04/07/2025 | Flat |
| 30 APARTMENT 902 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZQ | £280,000 | 01/10/2024 | Flat |
| 30 APARTMENT 312 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZL | £259,995 | 28/02/2024 | Flat |
| 30 APARTMENT 108 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZL | £305,000 | 19/12/2023 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 17.01 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £282,000 | 18/12/2023 | Flat |
| 30 APARTMENT 712 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZP | £192,995 | 14/12/2023 | Flat |
| 1 FLAT 311 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4AY | £267,000 | 30/11/2023 | Flat |
| 30 APARTMENT 1004 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZQ | £194,995 | 30/11/2023 | Flat |
| BLOCK A WILBURN BASIN A 4.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XP | £210,000 | 10/11/2023 | Flat |
| BLOCK D WILBURN BASIN D 5.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XT | £179,000 | 10/11/2023 | Flat |
| 30 APARTMENT 806 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZP | £192,000 | 07/11/2023 | Flat |
| BLOCK D WILBURN BASIN D LG.05 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XT | £243,000 | 06/11/2023 | Flat |
| 30 APARTMENT 616 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZP | £199,995 | 02/11/2023 | Flat |
| 30 APARTMENT 310 OLDFIELD ROAD, SALFORD, GREATER MANCHESTER, M5 4ZL | £260,000 | 30/10/2023 | Flat |
| 1 APARTMENT 705 LOCKGATE SQUARE, SALFORD, GREATER MANCHESTER, M5 4YU | £190,000 | 23/10/2023 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 13.07 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £230,000 | 03/10/2023 | Terraced |
| [Same street] BLOCK A WILBURN BASIN A 16.04 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £238,000 | 21/04/2023 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 16.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £270,000 | 15/03/2023 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 12.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £230,000 | 25/04/2022 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 18.07 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £225,000 | 25/03/2022 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 15.08 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £219,000 | 03/03/2022 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 15.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £260,000 | 25/02/2022 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 19.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £235,000 | 10/12/2021 | Flat |
| [Same street] BLOCK A WILBURN BASIN A 19.04 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XQ | £237,475 | 17/08/2021 | Flat |

**Street average:** £242,648 (10 sales)
**Area average:** £242,574 (20 sales)

## Price vs local average

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

- **Local average:** £206,700 (69 Flat, M5, 2024–2026)
- **Deviation:** +40.3%

## Rental Range

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

- **Low:** £1,046/mo
- **Realistic:** £1,162/mo
- **Optimistic:** £1,278/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 3 Bed Flat, Irwell Building, M5 | £1,400/mo | 3 | 0.25 miles | OpenRent |
| 3 Bed Flat, Derwent Street, M5 | £1,700/mo | 3 | 0.27 miles | OpenRent |
| 3 Bed Flat, Delaney Building, M5 | £1,600/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed Flat, Middlewood Plaza, M5 | £1,795/mo | 3 | 0.29 miles | OpenRent |

**Average rent: £1,624/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £318/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.5%

*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).*

## Capital growth trend

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

- **5y growth:** -8.8%
- **10y growth:** 29.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.6%
- **5y growth (index):** 11%
- **10y growth (index):** 71.5%

## 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)