# 1 bedroom apartment for sale (M3 5NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14, THE EDGE, CLOWES STREET, SALFORD, GREATER MANCHESTER M3 5NB |
| Price | £214,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 51 m² |
| Last sold | £203,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/09/2028
- **Current heating cost:** £62/year
- **Est. upgrade cost to C:** £60

### Recommendations
- E (£60)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2798-3007-6201-7848-5994)

## Description

Goodwin Fish is delighted to offer for sale a deceptively spacious one bedroom apartment in one of Manchester`s most prestigious developments, The Edge. Perched on the banks of the river Irwell the development is within throwing distance to Manchester`s shopping district and the culture rich city centre environment. You could not be better positioned to get the best out of Manchester`s bustling city centre. 

Located on the third floor and benefiting from underfloor heating throughout, the property briefly comprises: Entrance/hallway with storage cupboard; open plan lounge/diner with floor to ceiling windows and access to a generous balcony with river views; kitchen with integrated appliances; bedroom with fitted wardrobe space; shower room,

Sold with the use of a secure underground car parking space, the apartment is tenanted on a rolling contract achieving £910 pcm with vacant possession available on request.

We are in possession of a completed ESW1 form with B1 which may be requested by lenders issuing a mortgage.

Tenure: Leasehold

Annual service charge: £2,950.00

Annual ground rent: £250.00

Length of lease: 245 years from 2002

Est. rental income: £1,200 pcm

Management company: Scanlans Property Management.

Animals permitted at discretion of the management company.

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/131129198/1293478)
- ![Photo](/listings/photos/131129198/1293479)
- ![Photo](/listings/photos/131129198/1293480)
- ![Photo](/listings/photos/131129198/1293481)
- ![Photo](/listings/photos/131129198/1293482)
- ![Photo](/listings/photos/131129198/1293483)
- ![Photo](/listings/photos/131129198/1293484)
- ![Photo](/listings/photos/131129198/1293485)
- ![Photo](/listings/photos/131129198/1293486)
- ![Photo](/listings/photos/131129198/1293487)

## Floorplans

- ![Floorplan 1](/listings/photos/131129198/1293488) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/131129198/1293489) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE EDGE 14 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £203,000 | 25/09/2024 | 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 |
|---------|-------|------|------|
| CENTURY BUILDINGS, 14 FLAT 119 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £515,500 | 05/01/2026 | Flat |
| THE EDGE 245 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £141,000 | 12/12/2025 | Flat |
| THE EDGE 267 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NG | £140,000 | 12/12/2025 | Flat |
| CENTURY BUILDINGS, 14 FLAT 83 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £120,000 | 05/11/2025 | Flat |
| THE EDGE 174 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £270,000 | 21/10/2025 | Flat |
| CENTURY BUILDINGS, 14 FLAT 78 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £285,000 | 07/10/2025 | Flat |
| CENTURY BUILDINGS, 14 FLAT 82 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £135,000 | 17/07/2025 | Flat |
| THE EDGE 20 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £368,000 | 31/03/2025 | Flat |
| THE EDGE 41 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £155,000 | 28/02/2025 | Flat |
| THE EDGE 33 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £197,500 | 22/11/2024 | Flat |
| CENTURY BUILDINGS, 14 FLAT 80 ST MARYS PARSONAGE, MANCHESTER, GREATER MANCHESTER, M3 2DE | £165,000 | 25/10/2024 | Flat |
| THE EDGE 16 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £230,000 | 14/10/2024 | Flat |
| THE EDGE 27 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £280,000 | 26/02/2024 | Flat |
| THE EDGE 214 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £162,500 | 15/12/2023 | Flat |
| THE EDGE 28 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £326,000 | 10/11/2023 | Flat |
| THE GALLERY, 18 APARTMENT 26 BLACKFRIARS STREET, SALFORD, GREATER MANCHESTER, M3 5JR | £246,000 | 04/11/2023 | Flat |
| THE EDGE 235 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £580,000 | 14/07/2023 | Flat |
| THE EDGE 31 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £330,000 | 23/05/2023 | Flat |
| THE EDGE 46 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NB | £260,000 | 06/04/2023 | Flat |
| THE EDGE 212 CLOWES STREET, SALFORD, GREATER MANCHESTER, M3 5NF | £330,000 | 20/03/2023 | Flat |

**Area average:** £261,825 (20 sales)

## Price vs local average

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

- **Local average:** £283,113 (356 Flat, M3, 2024–2026)
- **Deviation:** -24.4%

## 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):** £773/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 |
|------|------|------|------|------|
| 1 Bed Flat, New Kings Head Yard, M3 | £1,200/mo | 1 | 0.15 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £212/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.1%

*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).*

## Price per Square Metre

- **£/m²:** £4,196/m²

## Capital growth trend

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

- **5y growth:** -14.2%
- **10y growth:** 24.6%

## House Price Index (HM Land Registry)

*Official index for Salford; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5%
- **5y growth (index):** 17.3%
- **10y growth (index):** 75%

## 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)