# 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 1012 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £289,080 | 13/06/2025 | Flat | | 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 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 1024 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £281,260 | 11/06/2025 | 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 1019 DUTTON STREET, MANCHESTER, GREATER MANCHESTER, M3 1AP | £276,210 | 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:** -6.5% - **10y growth:** 28.6% ## 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)