# 2 bedroom apartment for sale (M21 9EQ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 2, 123 - 125, BEECH ROAD, MANCHESTER, GREATER MANCHESTER M21 9EQ | | Price | £275,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Last sold | £175,000 Nov 2010 | ## Description Welcome to The Forge, a charming ground floor apartment located at 123 - 125 Beech Road in the vibrant city of Manchester. This delightful property, built in 2000, offers a perfect blend of modern living and convenience, making it an ideal choice for both first-time buyers and those looking to downsize. The apartment features a spacious reception room that provides a warm and inviting atmosphere, perfect for relaxing or entertaining guests. With two well-proportioned bedrooms, there is ample space for a small family or for those who desire a guest room or home office. The property also boasts two bathrooms, ensuring that morning routines are a breeze and providing added privacy for residents. One of the standout features of this apartment is the off-road parking, a rare find in such a central location. You will appreciate the ease of access to your vehicle, especially in a bustling area like Beech Road. The property is ideally situated next to a variety of local amenities, including shops, cafes, and parks, allowing you to enjoy the best of urban living right on your doorstep. Whether you are seeking a comfortable home or a smart investment opportunity, this apartment at The Forge is sure to impress. With its modern features, convenient location, and ample living space, it presents a wonderful opportunity to embrace the lively lifestyle that Manchester has to offer. Do not miss the chance to make this lovely apartment your new home. ## Property Photos - ![DSC_9050.jpg](/listings/photos/168592250/767229) - DSC_9050.jpg - ![DSC_8985.jpg](/listings/photos/168592250/767231) - DSC_8985.jpg - ![DSC_8975.jpg](/listings/photos/168592250/767232) - DSC_8975.jpg - ![DSC_8966.jpg](/listings/photos/168592250/767233) - DSC_8966.jpg - ![DSC_9007.jpg](/listings/photos/168592250/767234) - DSC_9007.jpg - ![DSC_8952.jpg](/listings/photos/168592250/767235) - DSC_8952.jpg - ![DSC_8999.jpg](/listings/photos/168592250/767236) - DSC_8999.jpg - ![DSC_8826.jpg](/listings/photos/168592250/767237) - DSC_8826.jpg - ![DSC_8844.jpg](/listings/photos/168592250/767238) - DSC_8844.jpg - ![DSC_8867.jpg](/listings/photos/168592250/767239) - DSC_8867.jpg - ![DSC_8887.jpg](/listings/photos/168592250/767240) - DSC_8887.jpg - ![DSC_8895.jpg](/listings/photos/168592250/767241) - DSC_8895.jpg - ![DSC_8903.jpg](/listings/photos/168592250/767243) - DSC_8903.jpg - ![DSC_8835.jpg](/listings/photos/168592250/767244) - DSC_8835.jpg - ![DSC_8928.jpg](/listings/photos/168592250/767245) - DSC_8928.jpg - ![DSC_8935.jpg](/listings/photos/168592250/767246) - DSC_8935.jpg - ![DSC_9016.jpg](/listings/photos/168592250/767247) - DSC_9016.jpg - ![DSC_9026.jpg](/listings/photos/168592250/767248) - DSC_9026.jpg - ![DSC_9032.jpg](/listings/photos/168592250/767249) - DSC_9032.jpg - ![DSC_9038.jpg](/listings/photos/168592250/767250) - DSC_9038.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 123 - 125 FLAT 2 BEECH ROAD, MANCHESTER, GREATER MANCHESTER, M21 9EQ | £175,000 | 29/11/2010 | 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 | |---------|-------|------|------| | 3 - 5 FLAT 15 ST CLEMENTS ROAD, MANCHESTER, GREATER MANCHESTER, M21 9HT | £360,000 | 06/07/2022 | Flat | | 3 - 5 FLAT 4 ST CLEMENTS ROAD, MANCHESTER, GREATER MANCHESTER, M21 9HT | £157,000 | 10/06/2022 | Flat | | 3 - 5 FLAT 9 ST CLEMENTS ROAD, MANCHESTER, GREATER MANCHESTER, M21 9HT | £305,000 | 14/04/2022 | Flat | | BEECH HOUSE FLAT 1 BEECH ROAD, MANCHESTER, GREATER MANCHESTER, M21 9EG | £286,500 | 03/12/2021 | Flat | | 3 - 5 FLAT 10 ST CLEMENTS ROAD, MANCHESTER, GREATER MANCHESTER, M21 9HT | £260,000 | 25/10/2021 | Flat | | 123 - 125 FLAT 1 BEECH ROAD, MANCHESTER, GREATER MANCHESTER, M21 9EQ | £262,500 | 27/08/2021 | Flat | **Area average:** £271,833 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £211,647 (15 Flat, M21, 2024–2026) - **Deviation:** +29.9% ## 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 West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £449/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 Semi-Detached House, Dovecote Mews, M21 | £1,150/mo | 2 | 0.11 miles | OpenRent | | 2 Bed End Terrace, Acres Road, M21 | £1,595/mo | 2 | 0.14 miles | OpenRent | **Average rent: £1,373/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.5% (weak for cashflow) - **Max investor price (0.8%):** £171,625 - **Target investor price (1%):** £137,300 *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 £1,373/mo).* - **Gross yield:** 6% - **Cost-to-rent:** 16.7× - **Monthly cashflow:** £128/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.9% *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:** -4.5% - **10y growth:** 29.3% ## 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)