# 2 bedroom flat for sale (M3 3AH) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 922, 12 LEFTBANK, MANCHESTER, GREATER MANCHESTER M3 3AH | | Price | £250,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Last sold | £245,000 Jun 2013 | ## Description Leftbank is a riverside development located in the heart of the City Centre with a gateway from the river via a new boulevard with landscaped squares to the centre of Deansgate. Spinningfields is a mixture of high quality residential, commercial and leisure. Benefits including a 24-hour concierge service and secure allocated parking this on the ninth floor, this well-presented apartment offers a spacious and modern layout throughout. The property comprises a bright open-plan lounge and dining area with direct access to a wrap-around balcony, perfect for enjoying elevated views. There is a generously sized, fully integrated kitchen, two double bedrooms, with the principal bedroom benefiting from an en-suite, alongside a stylish main bathroom suite. Further. MORTGAGE BUYERS WELCOME due to mortgage companies lending criteria amendments following the Building Safety Act 2022. Full Funding from Developer in Place.. Subject to contract. EPC Rating C. ## Property Photos - ![Picture No. 01](/listings/photos/174702326/1252821) - Picture No. 01 - ![Picture No. 23](/listings/photos/174702326/1252822) - Picture No. 23 - ![Picture No. 28](/listings/photos/174702326/1252823) - Picture No. 28 - ![Picture No. 29](/listings/photos/174702326/1252825) - Picture No. 29 - ![Picture No. 24](/listings/photos/174702326/1252826) - Picture No. 24 - ![Picture No. 32](/listings/photos/174702326/1252827) - Picture No. 32 - ![Picture No. 26](/listings/photos/174702326/1252829) - Picture No. 26 - ![Picture No. 35](/listings/photos/174702326/1252831) - Picture No. 35 - ![Picture No. 31](/listings/photos/174702326/1252832) - Picture No. 31 - ![Picture No. 30](/listings/photos/174702326/1252833) - Picture No. 30 - ![Picture No. 38](/listings/photos/174702326/1252834) - Picture No. 38 - ![Picture No. 27](/listings/photos/174702326/1252835) - Picture No. 27 - ![Picture No. 25](/listings/photos/174702326/1252836) - Picture No. 25 - ![Picture No. 33](/listings/photos/174702326/1252837) - Picture No. 33 - ![Picture No. 36](/listings/photos/174702326/1252838) - Picture No. 36 - ![Picture No. 34](/listings/photos/174702326/1252839) - Picture No. 34 - ![Picture No. 37](/listings/photos/174702326/1252840) - Picture No. 37 - ![Google Maps Image](/listings/photos/174702326/1252842) - Google Maps Image ## Floorplans - ![Picture No. 03](/listings/photos/174702326/1252844) - Picture No. 03 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174702326/1252846) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 APARTMENT 922 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £245,000 | 21/06/2013 | 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 | |---------|-------|------|------| | 18 APARTMENT 402 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AJ | £405,000 | 19/12/2025 | Flat | | 29 APARTMENT 2901 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GR | £360,000 | 10/06/2025 | Flat | | [Same street] 12 APARTMENT 1016 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £295,000 | 30/07/2024 | Flat | | [Same street] 12 APARTMENT 1013 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £310,000 | 23/02/2024 | Flat | | [Same street] 12 APARTMENT 1221 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £180,000 | 13/02/2024 | Flat | | 18 APARTMENT 508 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AJ | £255,500 | 20/12/2023 | Flat | | 12 APARTMENT 715 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AG | £260,000 | 27/10/2023 | Flat | | 29 APARTMENT 209 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GN | £230,000 | 20/10/2023 | Flat | | 12 APARTMENT 521 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AG | £210,000 | 08/09/2023 | Flat | | 29 APARTMENT 1305 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GP | £265,000 | 10/07/2023 | Flat | | 12 APARTMENT 422 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AG | £270,000 | 30/06/2023 | Flat | | 6 APARTMENT 1028 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AF | £250,000 | 16/06/2023 | Flat | | 12 APARTMENT 220 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AG | £205,000 | 09/06/2023 | Flat | | [Same street] 12 APARTMENT 1322 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £280,000 | 24/02/2023 | Flat | | 18 APARTMENT 812 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AJ | £290,000 | 10/02/2023 | Flat | | 29 APARTMENT 608 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GN | £265,482 | 22/12/2022 | Flat | | 29 APARTMENT 1010 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GP | £325,023 | 12/12/2022 | Flat | | 29 APARTMENT 1203 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GP | £266,175 | 29/11/2022 | Flat | | 29 APARTMENT 1006 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GP | £339,671 | 25/11/2022 | Flat | | 29 APARTMENT 1905 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GQ | £268,155 | 18/11/2022 | Flat | | 29 APARTMENT 3107 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GR | £367,090 | 09/11/2022 | Flat | | 29 APARTMENT 2801 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GR | £350,053 | 08/11/2022 | Flat | | 29 APARTMENT 1409 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GP | £168,383 | 17/10/2022 | Flat | | 29 APARTMENT 2906 NEW BAILEY STREET, SALFORD, GREATER MANCHESTER, M3 5GR | £370,744 | 14/10/2022 | Flat | | [Same street] 12 APARTMENT 1402 LEFTBANK, MANCHESTER, GREATER MANCHESTER, M3 3AH | £1,500,000 | 11/10/2022 | Flat | **Street average:** £513,000 (5 sales) **Area average:** £286,064 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £283,615 (355 Flat, M3, 2024–2026) - **Deviation:** -11.9% ## 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 Central Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £873/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, The Edge, M3 | £2,500/mo | 2 | 0.29 miles | OpenRent | **Average rent: £2,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 1% (strong) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 12% - **Cost-to-rent:** 8.3× - **Monthly cashflow:** £1,240/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 20.5% *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:** -13.5% - **10y growth:** 29.4% ## 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)