# 2 bedroom apartment for sale (M23 1EJ) ## Property Details | Key | Value | |-----|-------| | Address | 2 BORTH WALK, MANCHESTER, GREATER MANCHESTER M23 1EJ | | Price | £125,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £133,000 Oct 2022 | ## Description An exceptional ground floor apartment complete with off-road parking for two cars plus private courtyard garden to the rear and private lawned gardens to the front. The accommodation briefly comprises entrance hall, large living room currently split to provide living area plus third bedroom, kitchen with adjacent utility with access to the rear courtyard, two double bedrooms and bathroom with separate WC. Viewing is essential to appreciate the proportions of accommodation on offer and also the outside space. **Description** - This superbly proportioned ground floor apartment is unusual in that it offers off-road parking for two vehicles and also benefits from a private courtyard garden to the rear plus a private lawned garden to the front. The accommodation is approached via a private entrance hall that has a large storage cupboard and access to all rooms. Towards the rear of the property there is a large living room currently split to create a living area with door to the rear courtyard and with an adjacent third bedroom. This could easily be reinstated to a large living room by our vendors or remain in-situ. There is a separate fitted kitchen with adjacent utility room which leads onto the rear courtyard and the accommodation is completed by two excellent double bedrooms serviced by the bathroom with separate WC. Externally to the front of the property the driveway provides off-road parking for two cars. To the rear there is a private courtyard garden whilst to the front there are private gardens laid mainly to lawn. An appointment is highly recommended to appreciate the accommodation on offer. **Accommodation** - **Ground Floor** - **Entrance Hall** - Hard wood front door. Radiator. Fitted storage cupboard. **Living Room** - Currently split to provide; **Living Room** - 13'7" max x 8'0" (4.14m max x 2.44m) - With PVCu double glazed door leading onto the private rear courtyard. **Bedroom 3** - 10'11" x 7'8" (3.33m x 2.34m) - PVCu double glazed window to the side. Radiator. This area could easily be reinstated to recreate the original large living room and our vendor is prepared to undertake this work prior to completion, or it can remain in-situ. **Kitchen** - 11'7" max x 8'1" (3.53m max x 2.46m) - Fitted with a comprehensive range of light wood wall and base units with heat resistant work surfaces over incorporating a stainless steel sink unit and drainer. Space for cooker. Space for dish-washer. Tiled splash back. Radiator. Tiled floor. Extractor fan. PVCu double glazed window overlooking the rear courtyard garden. **Utility** - 6'6" x 5'6" (1.98m x 1.68m) - With space for fridge freezer. Plumbing for washing machine. Wall mounted combination gas central heating boiler. Door to the rear courtyard. Laminate flooring. **Bedroom 1** - 13'5" x 10'10" (4.09m x 3.30m) - With PVCu double glazed window to the front. Television aerial point. Laminate flooring. Fitted storage cupboard. Radiator. **Bedroom 2** - 12'4" x 9'1" (3.76m x 2.77m) - PVCu double glazed window to the side. Laminate flooring. Storage cupboard. Radiator. **Bathroom** - With a suite comprising panelled bath with electric shower over and wash hand basin. Opaque PVCu double glazed window to the front. Radiator. Tiled splash back. **Separate Wc** - With opaque PVCu double glazed window to the front. WC. Dado rail. **Outside** - The driveway provides off-road parking for two cars. Off the living room there is a private courtyard garden to the rear whilst to the front there are private gardens laid mainly to lawn. There is also an external store and gated passage to the front from the rear. **Services** - All main services are connected. **Possession** - Vacant possession upon completion. **Council Tax** - Band "A" **Tenure** - We are informed the property is held on a Leasehold basis and subject to a ground rent of approximately £10.00 per annum. Full details will be provided by our clients solicitor. **Service Charge** - Currently set at approximately £300.00 per annum and again full details will be provided by our clients solicitor. **Note** - No services, appliances, fixtures or fittings have been inspected and purchasers are recommended to obtain their own independent advice. ## Property Photos - ![Photo](/listings/photos/55788045/1342441) - ![Photo](/listings/photos/55788045/1342442) - ![Photo](/listings/photos/55788045/1342443) - ![Photo](/listings/photos/55788045/1342444) - ![Photo](/listings/photos/55788045/1342445) - ![Photo](/listings/photos/55788045/1342446) - ![Photo](/listings/photos/55788045/1342447) - ![Photo](/listings/photos/55788045/1342448) - ![Photo](/listings/photos/55788045/1342449) - ![Photo](/listings/photos/55788045/1342450) - ![Photo](/listings/photos/55788045/1342451) - ![Photo](/listings/photos/55788045/1342452) - ![Photo](/listings/photos/55788045/1342453) - ![Photo](/listings/photos/55788045/1342454) - ![Photo](/listings/photos/55788045/1342455) - ![Photo](/listings/photos/55788045/1342456) - ![Photo](/listings/photos/55788045/1342457) - ![Photo](/listings/photos/55788045/1342458) - ![Photo](/listings/photos/55788045/1342459) - ![Photo](/listings/photos/55788045/1342460) - ![Photo](/listings/photos/55788045/1342461) - ![Photo](/listings/photos/55788045/1342462) - ![Photo](/listings/photos/55788045/1342463) - ![Photo](/listings/photos/55788045/1342464) - ![Photo](/listings/photos/55788045/1342465) ## Floorplans - ![Floorplan 1](/listings/photos/55788045/1342466) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 BORTH WALK, MANCHESTER, GREATER MANCHESTER, M23 1EJ | £133,000 | 28/10/2022 | Flat | | 2 BORTH WALK, MANCHESTER, GREATER MANCHESTER, M23 1EJ | £118,500 | 18/01/2019 | 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 | |---------|-------|------|------| | [Same street] 10 BORTH WALK, MANCHESTER, GREATER MANCHESTER, M23 1EJ | £145,000 | 13/09/2021 | Terraced | **Street average:** £145,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £192,800 (5 Flat, M23, 2024–2026) - **Deviation:** -35.2% ## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £748/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 | |------|------|------|------|------| | 2 Bed Flat, Pocklington Drive, M23 | £1,090/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Flat, Pocklington Drive, M23 | £1,200/mo | 2 | 0.37 miles | OpenRent | **Average rent: £1,145/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.92% (okay) - **Max investor price (0.8%):** £143,125 - **Target investor price (1%):** £114,500 *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 £1,145/mo).* - **Gross yield:** 11% - **Cost-to-rent:** 9.1× - **Monthly cashflow:** £513/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 17% *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:** 48.6% - **10y growth:** 56.7% ## 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)