# 1 bedroom flat for sale (M3 5NB) ## Property Details | Key | Value | |-----|-------| | Address | 35, THE EDGE, CLOWES STREET, SALFORD, GREATER MANCHESTER M3 5NB | | Price | £230,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Construction age | England and Wales: 2012 onwards | | Floor area | 59 m² | | Last sold | £230,000 Apr 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 01/12/2034 - **Current heating cost:** £206/year - **Est. upgrade cost to C:** £1,655 ### Recommendations - L2 (£800 - £1,200) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0322-3944-7202-1134-7200) ## Description Nestled within the prestigious Edge Apartments development, this exceptional one-bedroom home offers high-quality city living in a highly sought-after riverside location. Situated on the banks of the River Irwell and positioned on level 5, the apartment boasts stunning dual-aspect views over the water and the city skyline. Step inside to a welcoming hallway that leads into a spacious open-plan kitchen and living area measuring approximately 7.65m x 4.30m (25'1" x 14'1"). Designed for modern living, this space features a contemporary fitted kitchen with integrated appliances and ample room for both dining and relaxing. Large windows flood the room with natural light, enhancing the bright, airy feel, while a private balcony provides the perfect spot to enjoy the scenic river views. The well-proportioned double bedroom, measuring 5.00m x 3.60m (16'5" x 11'10"), offers a tranquil retreat with plenty of space for storage. A stylish, refitted shower room with a modern three-piece suite completes the interior layout. Additional benefits include secure allocated parking and access via concierge, offering convenience and peace of mind. Immaculately presented throughout, this property is undoubtedly one of the finest one-bedroom apartments within The Edge, perfectly combining luxury, comfort, and location. ADDITIONAL INFORMATION: Council Tax Band: C Local Authority: Salford Lease Term: 250 years (less one day) from 1 January 2002 Ground Rent: £250 per year Service Charges: £850 per quarter *This information is to be confirmed by the solicitor* Early viewing is highly recommended due to the property being realistically priced. Disclaimer: These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including gas central heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. TENURE To be confirmed by the Vendor’s Solicitors POSSESSION Vacant possession upon completion VIEWING Viewing strictly by appointment through The Express Estate Agency ## Property Photos - ![Photo](/listings/photos/171657119/1293526) - ![Photo](/listings/photos/171657119/1293528) - ![Photo](/listings/photos/171657119/1293529) - ![Photo](/listings/photos/171657119/1293530) - ![Photo](/listings/photos/171657119/1293532) - ![Photo](/listings/photos/171657119/1293534) - ![Photo](/listings/photos/171657119/1293536) - ![Photo](/listings/photos/171657119/1293538) - ![Photo](/listings/photos/171657119/1293540) - ![Photo](/listings/photos/171657119/1293542) - ![Photo](/listings/photos/171657119/1293543) - ![Photo](/listings/photos/171657119/1293547) ## Floorplans - ![Floorplan 1](/listings/photos/171657119/1293550) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/171657119/1293551) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE EDGE 35 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £230,000 | 09/04/2018 | 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 | |---------|-------|------|------| | CENTURY BUILDINGS, 14 FLAT 119 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £515,500 | 05/01/2026 | Flat | | THE EDGE 245 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £141,000 | 12/12/2025 | Flat | | THE EDGE 267 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £140,000 | 12/12/2025 | Flat | | CENTURY BUILDINGS, 14 FLAT 83 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £120,000 | 05/11/2025 | Flat | | THE EDGE 174 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £270,000 | 21/10/2025 | Flat | | CENTURY BUILDINGS, 14 FLAT 78 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £285,000 | 07/10/2025 | Flat | | CENTURY BUILDINGS, 14 FLAT 82 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £135,000 | 17/07/2025 | Flat | | [Same street] THE EDGE 20 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £368,000 | 31/03/2025 | Flat | | [Same street] THE EDGE 41 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £155,000 | 28/02/2025 | Flat | | [Same street] THE EDGE 33 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £197,500 | 22/11/2024 | Flat | | CENTURY BUILDINGS, 14 FLAT 80 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £165,000 | 25/10/2024 | Flat | | [Same street] THE EDGE 16 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £230,000 | 14/10/2024 | Flat | | [Same street] THE EDGE 14 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £203,000 | 25/09/2024 | Flat | | [Same street] THE EDGE 27 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £280,000 | 26/02/2024 | Flat | | THE EDGE 214 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £162,500 | 15/12/2023 | Flat | | [Same street] THE EDGE 28 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £326,000 | 10/11/2023 | Flat | | THE GALLERY, 18 APARTMENT 26 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5JR | £246,000 | 04/11/2023 | Flat | | THE EDGE 235 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £580,000 | 14/07/2023 | Flat | | [Same street] THE EDGE 31 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £330,000 | 23/05/2023 | Flat | | [Same street] THE EDGE 46 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £260,000 | 06/04/2023 | Flat | | THE EDGE 212 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £330,000 | 20/03/2023 | Flat | | THE EDGE 182 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £156,000 | 16/12/2022 | Flat | | THE EDGE 85 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5ND | £268,000 | 18/11/2022 | Flat | | CENTURY BUILDINGS, 14 FLAT 1 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DD | £305,000 | 18/11/2022 | Flat | | THE EDGE 112 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NE | £195,000 | 04/11/2022 | Flat | | THE EDGE 196 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £218,000 | 01/11/2022 | Flat | | THE EDGE 104 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5ND | £480,000 | 14/10/2022 | Flat | | CENTURY BUILDINGS, 14 FLAT 90 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £305,000 | 14/10/2022 | Flat | | THE EDGE 147 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NE | £90,000 | 05/08/2022 | Flat | | [Same street] THE EDGE 29 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £460,000 | 24/03/2022 | Flat | **Street average:** £280,950 (10 sales) **Area average:** £255,350 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £283,113 (356 Flat, M3, 2024–2026) - **Deviation:** -18.8% ## 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 Central Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £773/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 | |------|------|------|------|------| | 1 Bed Flat, New Kings Head Yard, M3 | £1,200/mo | 1 | 0.16 miles | OpenRent | **Average rent: £1,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £150,000 - **Target investor price (1%):** £120,000 *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 £1,200/mo).* - **Gross yield:** 6.3% - **Cost-to-rent:** 16× - **Monthly cashflow:** £149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.7% *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).* ## Price per Square Metre - **£/m²:** £3,898/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -14.2% - **10y growth:** 24.6% ## House Price Index (HM Land Registry) *Official index for Salford; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -5% - **5y growth (index):** 17.3% - **10y growth (index):** 75% ## 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)