# 2 bedroom apartment for sale (M15 4LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 1116, 1 KELSO PLACE, MANCHESTER, GREATER MANCHESTER M15 4LE |
| Price | £230,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £187,500 Jul 2021 |

## Description

The Property

Situated in a sought-after modern development,on the 11th floor with stunning views west so lots of sunshine in the afternoon/evening this well-presented two-bedroom apartment offers contemporary living with spacious accommodation, private outdoor space and the added benefit of off-road parking. Ideally located for easy access to Manchester City Centre, excellent transport links and a wide range of local amenities, this property is perfectly suited to first-time buyers, professionals or investors.

The apartment is accessed via a welcoming entrance hall, complete with a useful built-in storage cupboard, providing practical space for coats and household items. The heart of the home is the bright and spacious open-plan lounge and kitchen, designed for modern living and entertaining. The fitted kitchen offers a range of wall and base units with integrated appliances and ample worktop space, while the lounge enjoys plenty of natural light and opens directly onto a private balcony, creating an ideal space to relax or enjoy outdoor dining.

The generous principal bedroom benefits from fitted proportions, direct access to the balcony and a stylish en-suite shower room, offering comfort and convenience. The second bedroom is also a well-sized double room with its own access to the balcony, making it suitable as a guest room, home office or additional bedroom. A contemporary family bathroom, fitted with a modern three-piece suite, serves the remainder of the apartment.

Externally, residents benefit from secure off-road parking, adding to the practicality of this attractive home.

Offering modern finishes throughout, excellent living space and a desirable location close to universities, hospitals, Media City and Manchester City Centre, this apartment represents an excellent opportunity for owner-occupiers and buy-to-let investors alike. Early viewing is highly recommended to fully appreciate everything this fantastic apartment has to offer.

**Property ownership information**

Ground rent review period: Every 10 years

Service charge review period: No review period

Lease end date: 29/04/2130

Property Description DisclaimerThis is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as "draft". Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts.

Successful buyers will be required to complete anti-money laundering and proof of funds checks. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Purplebricks and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required.

## Property Photos

- ![Front](/listings/photos/90257550/1245818) - Front
- ![Balcony](/listings/photos/90257550/1245819) - Balcony
- ![Open Plan Living](/listings/photos/90257550/1245820) - Open Plan Living
- ![Balcony](/listings/photos/90257550/1245821) - Balcony
- ![Lounge](/listings/photos/90257550/1245822) - Lounge
- ![Kitchen](/listings/photos/90257550/1245823) - Kitchen
- ![Kitchen](/listings/photos/90257550/1245824) - Kitchen
- ![Open Plan Living](/listings/photos/90257550/1245825) - Open Plan Living
- ![Entrance Hall](/listings/photos/90257550/1245826) - Entrance Hall
- ![Bedroom](/listings/photos/90257550/1245827) - Bedroom
- ![Bedroom](/listings/photos/90257550/1245828) - Bedroom
- ![En-suite](/listings/photos/90257550/1245829) - En-suite
- ![Bedroom](/listings/photos/90257550/1245830) - Bedroom
- ![Bathroom](/listings/photos/90257550/1245831) - Bathroom

## Floorplans

- ![Floorplan 1](/listings/photos/90257550/1245832) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/90257550/1245833) - epc

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 APARTMENT 1116 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LE | £187,500 | 30/07/2021 | 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 |
|---------|-------|------|------|
| 2 APARTMENT 271 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £175,000 | 25/02/2026 | Flat |
| 2 APARTMENT 226 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £205,000 | 06/02/2026 | Flat |
| 1 APARTMENT 1136 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LE | £210,000 | 09/01/2026 | Flat |
| 4 APARTMENT 454 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £210,000 | 09/01/2026 | Flat |
| TIMBER WHARF, 32 APARTMENT 226 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NX | £188,000 | 08/01/2026 | Flat |
| THE BOX WORKS, 4 APARTMENT 410 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £230,000 | 15/12/2025 | Flat |
| 42 APARTMENT 214 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4FY | £110,000 | 12/12/2025 | Flat |
| 2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR | £180,000 | 05/12/2025 | Flat |
| 9 APARTMENT 4 WODEN STREET, SALFORD, GREATER MANCHESTER, M5 4YG | £156,000 | 28/11/2025 | Flat |
| THE BOX WORKS, 4 APARTMENT 202 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £266,250 | 28/11/2025 | Flat |
| 4 APARTMENT 426 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £209,950 | 28/11/2025 | Flat |
| 190 WATER STREET, MANCHESTER, GREATER MANCHESTER, M3 4AU | £350,000 | 28/11/2025 | Flat |
| 2 APARTMENT 234 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £216,000 | 28/11/2025 | Flat |
| TIMBER WHARF, 32 APARTMENT 415 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NY | £250,000 | 24/11/2025 | Flat |
| 3 APARTMENT 406 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £170,000 | 30/10/2025 | Flat |
| THE RIVERSIDE APARTMENT 81 LOWRY WHARF, SALFORD, GREATER MANCHESTER, M5 4SU | £255,000 | 24/10/2025 | Flat |
| THE BOX WORKS, 4 APARTMENT 302 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £250,000 | 10/10/2025 | Flat |
| 3 APARTMENT 312 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GS | £200,000 | 29/08/2025 | Flat |
| 9 APARTMENT 312 WODEN STREET, SALFORD, GREATER MANCHESTER, M5 4YG | £235,000 | 28/08/2025 | Flat |
| 3 APARTMENT 201 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £130,000 | 31/07/2025 | Flat |

**Area average:** £209,810 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £238,299 (77 Flat, M15, 2024–2026)
- **Deviation:** -3.5%

## 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 Richmond & Hambleton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/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, Kelso Place, M15 | £1,300/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Spinners Way, M15 | £1,400/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Spinners Way, M15 | £1,500/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Regent Road, M3 | £1,225/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Spinners Way, M15 | £1,095/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Spinners Way, M15 | £1,100/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Spinners Way, M15 | £2,700/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Irwell Building, M5 | £1,350/mo | 2 | 0.21 miles | OpenRent |

**Average rent: £1,459/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £262/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.7%

*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:** -25.7%
- **10y growth:** 25.8%

## 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)