# 2 bedroom apartment for sale (M3 6FJ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 15, OLD COURT HOUSE, ENCOMBE PLACE, SALFORD, GREATER MANCHESTER M3 6FJ | | Price | £285,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Last sold | £230,000 Oct 2021 | ## 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. ## Property Photos - ![Old Court House ](/listings/photos/89950878/737976) - Old Court House - ![Open Plan Living Area](/listings/photos/89950878/737977) - Open Plan Living Area - ![Open Plan Living Area](/listings/photos/89950878/737978) - Open Plan Living Area - ![Open Plan Living Area](/listings/photos/89950878/737979) - Open Plan Living Area - ![Open Plan Living Area](/listings/photos/89950878/737980) - Open Plan Living Area - ![Open Plan Living Area](/listings/photos/89950878/737981) - Open Plan Living Area - ![Multi-Fuel Burner](/listings/photos/89950878/737982) - Multi-Fuel Burner - ![Open Plan Living Area](/listings/photos/89950878/737983) - Open Plan Living Area - ![Mezzanine Level](/listings/photos/89950878/737984) - Mezzanine Level - ![Mezzanine Level](/listings/photos/89950878/737985) - Mezzanine Level - ![Mezzanine Level View](/listings/photos/89950878/737986) - Mezzanine Level View - ![Bedroom](/listings/photos/89950878/737987) - Bedroom - ![Bedroom](/listings/photos/89950878/737988) - Bedroom - ![En Suite](/listings/photos/89950878/737989) - En Suite - ![Guest WC](/listings/photos/89950878/737990) - Guest WC - ![Basement Bedroom](/listings/photos/89950878/737991) - Basement Bedroom - ![Basement Bedroom](/listings/photos/89950878/737992) - Basement Bedroom - ![En Suite](/listings/photos/89950878/737993) - En Suite - ![Communal Hallway](/listings/photos/89950878/737994) - Communal Hallway - ![Private Courtyard](/listings/photos/89950878/737995) - Private Courtyard - ![Encombe Place ](/listings/photos/89950878/737996) - Encombe Place - ![Coverage](/listings/photos/89950878/737997) - Coverage ## Floorplans - ![Ground Floor](/listings/photos/89950878/737998) - Ground Floor - ![First Floor](/listings/photos/89950878/737999) - First Floor - ![Basement Level](/listings/photos/89950878/738000) - Basement Level ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/89950878/738001) - Energy Performance Certificate ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | OLD COURT HOUSE FLAT 15 ENCOMBE PLACE, SALFORD, GREATER MANCHESTER, M3 6FJ | £230,000 | 08/10/2021 | Flat | | OLD COURT HOUSE FLAT 15 ENCOMBE PLACE, SALFORD, GREATER MANCHESTER, M3 6FJ | £168,000 | 16/01/2015 | Flat | | OLD COURT HOUSE FLAT 15 ENCOMBE PLACE, SALFORD, GREATER MANCHESTER, M3 6FJ | £147,000 | 08/04/2011 | Flat | | OLD COURT HOUSE FLAT 15 ENCOMBE PLACE, SALFORD, GREATER MANCHESTER, M3 6FJ | £79,950 | 30/03/1999 | 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 | |---------|-------|------|------| | 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 30 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WP | £160,000 | 01/12/2023 | Flat | | THE ROYAL 220 WILTON PLACE, SALFORD, GREATER MANCHESTER, M3 6WE | £108,000 | 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 FLAT 8D CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JZ | £48,000 | 17/03/2023 | Flat | | 272 UNIT 4S1 CHAPEL STREET, SALFORD, GREATER MANCHESTER, M3 5JZ | £58,000 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £285,168 (345 Flat, M3, 2024–2026) - **Deviation:** -0.1% ## 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):** £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, 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)** ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £185,000 - **Target investor price (1%):** £148,000 *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 £1,480/mo).* - **Gross yield:** 6.2% - **Cost-to-rent:** 16× - **Monthly cashflow:** £185/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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.2% - **10y growth:** 25.9% ## House Price Index (HM Land Registry) *Official index for Salford; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -5.6% - **5y growth (index):** 11% - **10y growth (index):** 71.5% ## 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)