For sale Flat

Waterhouse Gardens

10 Dutton Street, Manchester, Greater Manchester, M3, M3 1LE

3 beds 2 baths Listed 23 Apr 2026 (-51d)

£513,000

Guide Price

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# 3 bedroom apartment for sale (M3 1LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | Waterhouse Gardens, 10 Dutton Street, Manchester, Greater Manchester, M3, M3 1LE |
| Price | £513,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | TBC |

## Description

*Receive £25,650 towards your deposit* Explore this brand new townhouse at Waterhouse Gardens, featuring a private garden and extensive 5* amenities such as swimming pool, cinema and more.

**Description**

Discover your perfect home or next investment at Waterhouse Gardens, an exciting new residential development in the heart of Manchester. Showcasing a stunning collection of high-specification apartments, duplexes and penthouses, this vibrant new community combines modern design, premium amenities and an unbeatable city-centre location.

Perfectly positioned between the thriving neighbourhoods of Greengate and NOMA, residents are just moments from Manchester’s most popular restaurants, shops, entertainment venues and excellent transport links.

Life at Waterhouse Gardens is designed for comfort, convenience and wellbeing. Residents will enjoy access to 30,000 sq ft of commercial space featuring a selection of retail and dining options, alongside an exceptional range of lifestyle amenities including beautiful green spaces, a state-of-the-art gym, swimming and vitality pools, sports courts and more.

Whether you're searching for a stylish new home or a standout investment in one of the UK’s fastest-growing cities, Waterhouse Gardens offers an outstanding opportunity to be part of Manchester’s dynamic future.

Enquire to arrange your viewing appointment.

**Location**

Positioned as a landmark gateway development, Waterhouse Gardens enjoys a prime location just moments from the heart of Manchester, seamlessly connecting the vibrant neighbourhoods of Greengate and NOMA with the city’s historic Medieval Quarter. This dynamic setting places residents within easy reach of some of Manchester’s most established cultural, educational and commercial destinations.

Positioned adjacent to The Manchester College, one of the UK’s largest further education institutions, delivering around 25% of Greater Manchester’s learning provision and contributing to the area’s thriving student and professional community.

As one of the city’s most exciting regeneration schemes, Waterhouse Gardens will transform the former Boddingtons Brewery site into a vibrant new neighbourhood. The development forms a key part of the ambitious Great Ducie Street Regeneration Masterplan, a visionary project designed to reconnect this historic part of the city and revitalise an underused area.

Once complete, the masterplan will create a thriving mixed-use community, bringing together residential homes, commercial spaces and educational opportunities while fostering a strong sense of place and community in one of Manchester’s most rapidly evolving districts.

Square Footage: 1,224 sq ft

Leasehold with approximately 999 years remaining.

**Additional Info**

Predicted energy assessment: B

Computer generated images

Incentives are subject to T&C's

## Property Photos

- ![Waterhouse Gardens](/listings/photos/174823463/424364) - Waterhouse Gardens
- ![Concierge](/listings/photos/174823463/424365) - Concierge
- ![Swimming Facilities](/listings/photos/174823463/424366) - Swimming Facilities
- ![Residents Facilities](/listings/photos/174823463/424367) - Residents Facilities
- ![Example Living Room](/listings/photos/174823463/424368) - Example Living Room
- ![Example Dining Room](/listings/photos/174823463/424369) - Example Dining Room
- ![Example Bedroom](/listings/photos/174823463/424370) - Example Bedroom
- ![Example Bathroom](/listings/photos/174823463/424371) - Example Bathroom
- ![Residents Cinema](/listings/photos/174823463/424372) - Residents Cinema
- ![Residents Lounge](/listings/photos/174823463/424373) - Residents Lounge
- ![Residents Game Room](/listings/photos/174823463/424374) - Residents Game Room
- ![Residents Gym](/listings/photos/174823463/424375) - Residents Gym
- ![Waterhouse Gardens](/listings/photos/174823463/424376) - Waterhouse Gardens
- ![Waterhouse Gardens](/listings/photos/174823463/424377) - Waterhouse Gardens
- ![Waterhouse Gardens](/listings/photos/174823463/424378) - Waterhouse Gardens

## Floorplans

- ![Floorplan](/listings/photos/174823463/424379) - Floorplan

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATERHOUSE TOWER, 1 FLAT 915 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £297,000 | 13/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 910 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £447,000 | 13/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1012 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £289,080 | 13/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1024 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £281,260 | 11/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 924 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £276,210 | 11/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1023 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £448,000 | 11/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1019 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £276,210 | 09/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 913 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £332,000 | 09/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1015 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £301,950 | 09/06/2025 | Flat |
| WATERHOUSE TOWER, 1 FLAT 1014 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £410,000 | 02/06/2025 | Flat |
| THE BEAUMONT BUILDING, 22 509 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY | £150,000 | 17/04/2025 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 46 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £250,000 | 06/12/2024 | Flat |
| THE BEAUMONT BUILDING, 22 503 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY | £250,000 | 22/09/2023 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 52 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £280,000 | 14/07/2023 | Flat |
| THE BEAUMONT BUILDING, 22 318 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DX | £152,500 | 14/12/2022 | Flat |
| THE BEAUMONT BUILDING, 22 401 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY | £240,000 | 13/12/2022 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 4 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £238,000 | 28/11/2022 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 15 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £225,000 | 17/10/2022 | Flat |
| SORTING OFFICE BUILDING, 7 APARTMENT 18 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ | £253,288 | 14/10/2022 | Flat |
| TEMPUS TOWER, 9 APARTMENT 98 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NN | £90,000 | 25/07/2022 | Flat |

**Area average:** £274,375 (20 sales)

## Price vs local average

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

- **Local average:** £285,168 (345 Flat, M3, 2024–2026)
- **Deviation:** +79.9%

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

- **LHA floor (this property size):** £947/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 Terraced House, Dutton Street, M3 | £2,200/mo | 3 | 0.08 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-65/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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:** -3.8%
- **10y growth:** 27.8%

## 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)

Waterhouse Gardens Concierge Swimming Facilities Residents Facilities Example Living Room Example Dining Room Example Bedroom Example Bathroom Residents Cinema Residents Lounge Residents Game Room Residents Gym Waterhouse Gardens Waterhouse Gardens Waterhouse Gardens

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Property details

Tenure

LEASEHOLD

Council tax band

TBC

Local average

£285,168 (+79.9%)

Deprivation

Decile 2 (6,364 of 33,755)

Street crime

4 incidents within 1 mile (Apr 2026)

Key features

Exceptional specification throughout
Short distance from Victoria Station and Deansgate
Private amenities 'Waterhouse club house' inclusive of a Swimming pool, squash courts, cinema & more
Est. Completion Q4 2025
Forecasted rental returns of 7%+

Additional details

Garden: Yes

Description

*Receive £25,650 towards your deposit* Explore this brand new townhouse at Waterhouse Gardens, featuring a private garden and extensive 5* amenities such as swimming pool, cinema and more.

Description

Discover your perfect home or next investment at Waterhouse Gardens, an exciting new residential development in the heart of Manchester. Showcasing a stunning collection of high-specification apartments, duplexes and penthouses, this vibrant new community combines modern design, premium amenities and an unbeatable city-centre location.

Perfectly positioned between the thriving neighbourhoods of Greengate and NOMA, residents are just moments from Manchester’s most popular restaurants, shops, entertainment venues and excellent transport links.

Life at Waterhouse Gardens is designed for comfort, convenience and wellbeing. Residents will enjoy access to 30,000 sq ft of commercial space featuring a selection of retail and dining options, alongside an exceptional range of lifestyle amenities including beautiful green spaces, a state-of-the-art gym, swimming and vitality pools, sports courts and more.

Whether you're searching for a stylish new home or a standout investment in one of the UK’s fastest-growing cities, Waterhouse Gardens offers an outstanding opportunity to be part of Manchester’s dynamic future.

Enquire to arrange your viewing appointment.

Location

Positioned as a landmark gateway development, Waterhouse Gardens enjoys a prime location just moments from the heart of Manchester, seamlessly connecting the vibrant neighbourhoods of Greengate and NOMA with the city’s historic Medieval Quarter. This dynamic setting places residents within easy reach of some of Manchester’s most established cultural, educational and commercial destinations.

Positioned adjacent to The Manchester College, one of the UK’s largest further education institutions, delivering around 25% of Greater Manchester’s learning provision and contributing to the area’s thriving student and professional community.

As one of the city’s most exciting regeneration schemes, Waterhouse Gardens will transform the former Boddingtons Brewery site into a vibrant new neighbourhood. The development forms a key part of the ambitious Great Ducie Street Regeneration Masterplan, a visionary project designed to reconnect this historic part of the city and revitalise an underused area.

Once complete, the masterplan will create a thriving mixed-use community, bringing together residential homes, commercial spaces and educational opportunities while fostering a strong sense of place and community in one of Manchester’s most rapidly evolving districts.

Square Footage: 1,224 sq ft
Leasehold with approximately 999 years remaining.

Additional Info

Predicted energy assessment: B
Computer generated images
Incentives are subject to T&C's

Listed by

New Homes North West

Savills

Reference: 174823463

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Listed for sale	—	£513,000	—

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
WATERHOUSE TOWER, 1 FLAT 915 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£297,000	13/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 910 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£447,000	13/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1012 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£289,080	13/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1024 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£281,260	11/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 924 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£276,210	11/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1023 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£448,000	11/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1019 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£276,210	09/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 913 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£332,000	09/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1015 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£301,950	09/06/2025	Flat
WATERHOUSE TOWER, 1 FLAT 1014 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP	£410,000	02/06/2025	Flat
THE BEAUMONT BUILDING, 22 509 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY	£150,000	17/04/2025	Flat
SORTING OFFICE BUILDING, 7 APARTMENT 46 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ	£250,000	06/12/2024	Flat
THE BEAUMONT BUILDING, 22 503 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY	£250,000	22/09/2023	Flat
SORTING OFFICE BUILDING, 7 APARTMENT 52 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ	£280,000	14/07/2023	Flat
THE BEAUMONT BUILDING, 22 318 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DX	£152,500	14/12/2022	Flat
THE BEAUMONT BUILDING, 22 401 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1DY	£240,000	13/12/2022	Flat
SORTING OFFICE BUILDING, 7 APARTMENT 4 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ	£238,000	28/11/2022	Flat
SORTING OFFICE BUILDING, 7 APARTMENT 15 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ	£225,000	17/10/2022	Flat
SORTING OFFICE BUILDING, 7 APARTMENT 18 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NJ	£253,288	14/10/2022	Flat
TEMPUS TOWER, 9 APARTMENT 98 MIRABEL STREET, MANCHESTER, GREATER MANCHESTER, M3 1NN	£90,000	25/07/2022	Flat

Area average: £274,375 (20 sales)

Capital growth trend

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

5y growth -3.8%

10y growth 27.8%

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 Central Greater Manchester: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M3 1LE

Address

Trinity Way

Nearby

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

Type	Name	Distance
University	UCEN Manchester (City Campus)	0.0 miles
Bus stop	Strangways, Great Ducie Street / adjacent Trinity Way	0.1 miles
Shop	Whispering Smith	0.1 miles
Shop	Quooker UK	0.1 miles
Bus stop	Strangeways, Great Ducie Street / near Trinity Way	0.1 miles
Train station	Manchester Victoria	0.1 miles
Train station	Salford Central	0.6 miles
University	University of Law	0.6 miles
Hospital	Salford Gastric Bypass Surgery	2.0 miles
Hospital	The Ailsa Craig Medical Practise	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Other crime	1
Other theft	1
Total incidents	4

Within 1 mile during Apr 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
Chetham's School of Music	Other	0.2 miles	— (No rating)
Digital Advantage	Other	0.3 miles	— (No rating)
The Cooperative College	Other	0.3 miles	— (No rating)
Abbey College Manchester	Other	0.5 miles	— (No rating)
Cheetwood Primary School	Primary	0.5 miles	Good — 17 Sep 2024

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 Terraced House, Dutton Street, M3	£2,200/mo	3	0.08 miles	OpenRent

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 5.1%

Cost-to-rent ratio 19.4×

Monthly cashflow £-65/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.5%

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).

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