For sale Flat

FLAT 15

OLD COURT HOUSE, ENCOMBE PLACE, SALFORD, GREATER MANCHESTER M3 6FJ

2 beds 2 baths Listed 20 Jun 2026 (-7d)

£285,000

Save
Old Court House

Old Court House Open Plan Living Area Open Plan Living Area Open Plan Living Area Open Plan Living Area Open Plan Living Area Multi-Fuel Burner Open Plan Living Area Mezzanine Level Mezzanine Level Mezzanine Level View Bedroom Bedroom En Suite Guest WC Basement Bedroom Basement Bedroom En Suite Communal Hallway Private Courtyard Encombe Place Coverage

/ 22

Property details

Tenure

LEASEHOLD (96 years remaining on lease)

Council tax band

C

Last sold

£230,000 Oct 2021

Local average

£285,168 (-0.1%)

Deprivation

Decile 4 (10,708 of 33,755)

Street crime

5 incidents within 1 mile (Apr 2026)

Key features

  • Grade II Listed Period Conversion Dating Back To Circa 1860
  • Unique Triplex Apartment Arranged Over Three Levels
  • Share Of The Freehold
  • Impressive Open-Plan Living Space With Original Parquet Flooring
  • Feature Arched Window, Exposed Brickwork & Log Burner
  • Master Bedroom With & En-Suite
  • Versatile Mezzanine Level Ideal For Home Working Or Gym Space
  • Prime Conservation Area Location Opposite Salford Cathedral & Within Walking Distance Of Manchester City Centre
  • Planning Permission Granted For A Dormer Window & External Door To The Mezzanine Level

Additional details

Parking
Yes

Description

An Exceptional Triplex Apartment Within a Landmark Grade II Listed Building Opposite Salford Cathedral…Occupying a prestigious position within the historic St Philip's Church Courthouse, a striking Grade II listed building dating back to circa 1860, this exceptional apartment seamlessly combines period character with contemporary living. Located just off Chapel Street, directly opposite Salford Cathedral, the property enjoys a highly desirable setting within walking distance of Manchester City Centre, Salford Central Station, the University of Salford and Peel Park. Offering approximately 861 sq ft of beautifully presented accommodation arranged over three levels, the property centres around an impressive open-plan living space featuring original oak parquet flooring, a stunning arched Georgian-style window, exposed brickwork and a stylish log-burning stove. The adjoining shaker-style kitchen is fitted with a range of quality units and integrated appliances, creating a sociable and practical living environment. A bespoke staircase rises to a versatile mezzanine level, currently utilised as a home office and gym space. Significantly, the property benefits from planning permission and listed building consent to install a dormer window and external door from the mezzanine level, presenting an exciting opportunity to further enhance the accommodation and create additional natural light. The main accommodation also includes a spacious double bedroom, contemporary bathroom and separate guest WC. The lower ground floor provides a superb master bedroom suite complete with modern en-suite shower room, offering privacy and flexibility for owners and guests alike. Externally, residents benefit from a private gated courtyard, communal parking facilities and the option to purchase a residents' parking permit for Encombe Place. The current owner also holds a share of the freehold, providing an attractive additional benefit rarely found in city-centre apartments. The location is exceptional, surrounded by historic architecture whilst remaining within easy reach of Manchester's business districts, restaurants, bars, shopping facilities and cultural attractions. Excellent transport links, nearby green spaces and highly regarded local schools further enhance the appeal of this unique home. A truly distinctive property offering character, space and convenience in equal measure, with the added benefit of approved future enhancement potential. Early viewing is highly recommended.

Listed by

Worsley

Sell Well Online LTD

Reference: 89950878

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

Ground Floor

First Floor

First Floor

Basement Level

Basement Level

EPC Graphs

Energy Performance Certificate

Energy Performance Certificate

Price history

188% since 1999

Event Date Price % change
Listed for sale — £285,000 +23.9%
Sold 08/10/2021 (4 years ago) £230,000 +36.9%
Sold 16/01/2015 (11 years ago) £168,000 +14.3%
Sold 08/04/2011 (15 years ago) £147,000 +83.9%
Sold 30/03/1999 (27 years ago) £79,950 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
ADELPHI WHARF 2, 9 APARTMENT 411 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6GG £138,000 28/01/2026 Flat
VIMTO GARDENS APARTMENT 204 CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JF £291,000 19/12/2025 Flat
ADELPHI WHARF 3, 7 614 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6GL £130,000 27/02/2025 Flat
ADELPHI WHARF 2, 9 APARTMENT 705 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6GG £125,000 16/12/2024 Flat
ADELPHI WHARF 2, 9 APARTMENT 117 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6FZ £136,000 28/02/2024 Flat
ADELPHI WHARF 3, 7 APARTMENT 310 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6GJ £115,000 27/02/2024 Flat
THE ROYAL 220 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WE £108,000 01/12/2023 Flat
THE ROYAL 30 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WP £160,000 01/12/2023 Flat
TRINITY COURT FLAT 33 CLEMINSON STREET, SALFORD, GREATER MANCHESTER, M3 6DX £175,000 29/11/2023 Flat
TRINITY COURT FLAT 10 CLEMINSON STREET, SALFORD, GREATER MANCHESTER, M3 6DX £175,000 24/10/2023 Flat
TRINITY COURT FLAT 21 CLEMINSON STREET, SALFORD, GREATER MANCHESTER, M3 6DX £175,000 29/09/2023 Flat
TRINITY COURT FLAT 32 CLEMINSON STREET, SALFORD, GREATER MANCHESTER, M3 6DX £205,000 31/03/2023 Flat
272 UNIT 4S1 CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JZ £58,000 17/03/2023 Flat
272 FLAT 8D CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JZ £48,000 17/03/2023 Flat
ADELPHI WHARF 2, 9 APARTMENT 502 ADELPHI STREET, SALFORD, GREATER MANCHESTER, M3 6GG £115,000 24/02/2023 Flat
THE ROYAL 246 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WE £120,000 20/12/2022 Flat
THE ROYAL 237 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WE £120,000 02/12/2022 Flat
VIMTO GARDENS APARTMENT 207 CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JF £183,500 01/12/2022 Flat
RICHMOND COURT, 50 APARTMENT 15 NORTH GEORGE STREET, SALFORD, GREATER MANCHESTER, M3 6DW £136,000 23/11/2022 Flat
THE ROYAL 31 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WP £152,000 10/10/2022 Flat

Area average: £143,275 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6.2%
10y growth 25.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Salford. Series: Flats and maisonettes. As of March 2026.

1y (index) -5.6%
5y (index) 11%
10y (index) 71.5%

Rental Range

Estimated market rent for Salford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,046/mo
Realistic £1,162/mo
Optimistic £1,278/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for Central Greater Manchester: £873/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M3 6FJ

Address

12 Encombe Place

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Adelphi Street/Peru Street 0.1 miles
Shop The Food Collective 0.1 miles
Bus stop Adelphi Street/Chapel Street 0.1 miles
Shop Salford Tattoos 0.1 miles
Train station Salford Central 0.3 miles
Train station Salford Crescent 0.5 miles
University UCEN Manchester (City Campus) 0.8 miles
University University of Law 1.0 miles
Hospital Salford Gastric Bypass Surgery 1.3 miles
Hospital The Ailsa Craig Medical Practise 3.1 miles

Street-level crime

Category Count
Violence and sexual offences 3
Other crime 1
Other theft 1
Total incidents 5

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
St Philip's CofE Primary School Primary 0.2 miles Good — 19 Oct 2023
The Cathedral School of St Peter and St John RC Primary Primary 0.2 miles Good — 10 Jul 2022
University of Salford Other 0.3 miles — (No rating)
The Friars Primary School Primary 0.3 miles Good — 24 Apr 2024
River View Community Primary School Primary 0.5 miles Good — 13 Jun 2018

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, Adelphi St, M3 £1,270/mo 2 0.09 miles OpenRent
2 Bed Flat, Block B, M5 £1,480/mo 2 0.19 miles OpenRent
2 Bed Flat, Middlewood Plaza, M5 £1,495/mo 2 0.39 miles OpenRent

Average rent: £1,415/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%
Max investor price (0.8%) £185,000
Target investor price (1%) £148,000
Gross yield 6.2%
Cost-to-rent ratio 16×
Monthly cashflow £185/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.7%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).