# 2 bedroom flat for sale (M4 4GU) ## Property Details | Key | Value | |-----|-------| | Address | Meadowside, Aspin Lane, Manchester, Greater Manchester, M4, M4 4GU | | Price | £380,000 | | Bedrooms | 2 | | Bathrooms | 2 | ## Description Set alongside the beautiful Angel Meadow Park, this contemporary two-bedroom apartment offers the perfect balance of green-space tranquillity and vibrant city-centre living. Located within one of MeadowSide's premium buildings, the home is finished to an exceptional standard throughout and designed with modern lifestyles in mind. The spacious open-plan living area features floor-to-ceiling windows that fill the room with natural light, enhancing the sense of space while framing views over the park and Manchester skyline. A sleek, fully integrated kitchen with high-quality appliances sits neatly to one side, creating a stylish yet practical setting for cooking, dining and entertaining. Both bedrooms are generous doubles, each benefiting from plush finishes and excellent storage. The principal bedroom includes a beautifully appointed en-suite, while a second luxury bathroom serves guests and the additional bedroom. Residents of MeadowSide enjoy access to a range of premium amenities including a 24-hour concierge, residents' gym, lounge areas and co-working spaces, all designed to elevate comfort and convenience. Positioned just a short walk from Manchester Victoria, the Northern Quarter and the city's major retail, dining and cultural destinations, the location is second to none. Modern, elegant and superbly located, this stunning apartment offers a rare opportunity to live beside one of Manchester's most cherished green spaces while remaining at the very heart of the city. ## Property Photos - ![Photo](/listings/photos/169995329/70127) - ![Photo](/listings/photos/169995329/70128) - ![Photo](/listings/photos/169995329/70129) - ![Photo](/listings/photos/169995329/70130) - ![Photo](/listings/photos/169995329/70131) - ![Photo](/listings/photos/169995329/70132) - ![Photo](/listings/photos/169995329/70133) - ![Photo](/listings/photos/169995329/70134) - ![Photo](/listings/photos/169995329/70135) - ![Photo](/listings/photos/169995329/70136) - ![Photo](/listings/photos/169995329/70137) - ![Photo](/listings/photos/169995329/70138) - ![Photo](/listings/photos/169995329/70139) - ![Photo](/listings/photos/169995329/70140) - ![Photo](/listings/photos/169995329/70141) - ![Photo](/listings/photos/169995329/70142) - ![Photo](/listings/photos/169995329/70143) - ![Photo](/listings/photos/169995329/70144) - ![Photo](/listings/photos/169995329/70145) ## Floorplans - ![Floorplan 1](/listings/photos/169995329/70146) - Floorplan 1 ## EPC Graphs - ![EPC Rating - C](/listings/photos/169995329/70147) - EPC Rating - C ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 FLAT 802 DYCHE STREET, MANCHESTER, GREATER MANCHESTER, M4 4FU | £250,000 | 03/12/2025 | Flat | | 25 APARTMENT 7 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS | £79,000 | 24/11/2025 | Flat | | 2 FLAT 802 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £477,500 | 07/05/2025 | Flat | | 21 FLAT 193 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £361,800 | 14/07/2023 | Flat | | VALLEA COURT, 1 APARTMENT 1306 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FH | £165,000 | 30/06/2023 | Flat | | 2 FLAT 805 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £240,000 | 31/03/2023 | Flat | | 21 FLAT 188 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £349,500 | 20/01/2023 | Flat | | 21 FLAT 198 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £652,000 | 29/12/2022 | Flat | | 21 FLAT 120 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,000 | 22/12/2022 | Flat | | 21 FLAT 120 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,000 | 22/12/2022 | Flat | | VALLEA COURT, 1 APARTMENT 808 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FE | £230,000 | 19/12/2022 | Flat | | 21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £372,500 | 16/12/2022 | Flat | | 21 FLAT 97 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £342,750 | 16/12/2022 | Flat | | 25 APARTMENT 508 SIMPSON STREET, MANCHESTER, GREATER MANCHESTER, M4 4AS | £150,000 | 09/12/2022 | Flat | | VALLEA COURT, 1 APARTMENT 807 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FE | £186,000 | 30/11/2022 | Flat | | 21 FLAT 199 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GU | £697,000 | 30/11/2022 | Flat | | 21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £351,025 | 11/11/2022 | Flat | | 21 FLAT 87 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £369,500 | 10/11/2022 | Flat | | 21 FLAT 122 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £360,960 | 07/11/2022 | Flat | | 21 FLAT 125 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £346,750 | 04/11/2022 | Flat | **Area average:** £333,264 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,085 (82 Flat, M4, 2024–2026) - **Deviation:** +45.5% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,222/mo - **Realistic:** £1,358/mo - **Optimistic:** £1,494/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £474/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, Aspin Lane, M4 | £1,600/mo | 2 | 0 miles | OpenRent | | 2 Bed Flat, Old Mount Street, M4 | £1,600/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Printing Press House, M4 | £2,500/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Ophthalmic Works, M4 | £1,600/mo | 2 | 0.12 miles | OpenRent | | 2 Bed Flat, Vallea Court, M4 | £1,499/mo | 2 | 0.12 miles | OpenRent | | 2 Bed Flat, Cypress Place, M4 | £1,320/mo | 2 | 0.14 miles | OpenRent | | 2 Bed Flat, Masson Place, M4 | £1,200/mo | 2 | 0.18 miles | OpenRent | | 2 Bed Flat, High Street, M4 | £1,300/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Dantzic St, M4 | £1,733/mo | 2 | 0.25 miles | OpenRent | **Average rent: £1,595/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.42% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 5.1% - **Cost-to-rent:** 19.8× - **Monthly cashflow:** £-81/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.9% *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:** -6.6% - **10y growth:** 34.6% ## House Price Index (HM Land Registry) *Official index for Manchester; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -2% - **5y growth (index):** 9.1% - **10y growth (index):** 56.3% ## 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)