# 2 bedroom flat for sale (M3 4FG) ## Property Details | Key | Value | |-----|-------| | Address | 83 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER M3 4FG | | Price | £345,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | D | | Last sold | £340,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 10/07/2028 - **Current heating cost:** £281/year ### Recommendations - E (30) - I (3,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0951-2889-7836-9998-2955) ## Description Discover this exquisite top floor Penthouse 2-bedroom apartment nestled in the heart of Deansgate, featuring communal gardens, a garage and driveway, a storage room, and a balcony. Located in the sought-after St Johns Gardens, just off Deansgate, this property is within walking distance of the iconic Beetham Tower. Inside, you'll find a spacious living and dining area, a well-appointed kitchen with granite worktops, two generous double bedrooms (one with a large built-in double wardrobe), and a bathroom with a walk-in shower, heated towel rail, and underfloor heating. A standout feature of this city centre gem is the inclusion of 2 dedicated parking spaces in the garage and driveway, visitor parking, and an additional storage room-rare finds in this location. The development also boasts beautifully maintained communal gardens, providing a tranquil space to unwind and relax. The property's prime location places you within easy reach of vibrant bars, restaurants, and retail outlets. Plus, the Deansgate Castlefield tram stop and train station are just a short stroll away, ensuring convenient travel connections. Council Tax Band: D (Manchester City Council) Tenure: Leasehold (104 years) Service Charge: £2,198 per year Ground rent - Peppercorn Service charge includes buildings insurance The current lease on this apartment has been extended. ## Property Photos - ![Photo](/listings/photos/158415878/2104030) - ![Photo](/listings/photos/158415878/2104031) - ![Photo](/listings/photos/158415878/2104032) - ![Photo](/listings/photos/158415878/2104033) - ![Photo](/listings/photos/158415878/2104034) - ![Photo](/listings/photos/158415878/2104035) - ![Photo](/listings/photos/158415878/2104036) - ![Photo](/listings/photos/158415878/2104037) - ![Photo](/listings/photos/158415878/2104038) - ![Photo](/listings/photos/158415878/2104039) - ![Photo](/listings/photos/158415878/2104040) - ![Photo](/listings/photos/158415878/2104041) - ![Photo](/listings/photos/158415878/2104042) - ![Photo](/listings/photos/158415878/2104043) - ![Photo](/listings/photos/158415878/2104044) - ![Photo](/listings/photos/158415878/2104045) - ![Photo](/listings/photos/158415878/2104046) - ![Photo](/listings/photos/158415878/2104047) - ![Photo](/listings/photos/158415878/2104048) - ![Photo](/listings/photos/158415878/2104049) - ![Photo](/listings/photos/158415878/2104050) - ![Photo](/listings/photos/158415878/2104051) - ![Photo](/listings/photos/158415878/2104052) - ![Photo](/listings/photos/158415878/2104053) - ![Photo](/listings/photos/158415878/2104054) - ![Photo](/listings/photos/158415878/2104055) - ![Photo](/listings/photos/158415878/2104056) - ![Photo](/listings/photos/158415878/2104057) - ![Photo](/listings/photos/158415878/2104058) - ![Photo](/listings/photos/158415878/2104059) - ![Photo](/listings/photos/158415878/2104060) ## Floorplans - ![Floorplan 1](/listings/photos/158415878/2104061) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/158415878/2104062) - EPC - ![EPC](/listings/photos/158415878/2104063) - EPC ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #542397 - **Address:** 83 Porchfield Square, MANCHESTER, M3 4FG - **Certificate Issued:** 08/08/2003 - **Work Completed:** 06/01/2003 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 83 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £340,000 | 17/04/2026 | Flat | | 83 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £338,000 | 30/11/2018 | 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 | |---------|-------|------|------| | [Same street] 61 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £225,000 | 16/01/2026 | Flat | | 20 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £325,000 | 09/01/2026 | Flat | | 13 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £220,000 | 02/01/2026 | Flat | | 69 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £190,000 | 10/11/2023 | Flat | | 8 ASHILL WALK, MANCHESTER, GREATER MANCHESTER, M3 4FJ | £230,000 | 06/10/2023 | Flat | | [Same street] 39 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £285,000 | 19/05/2023 | Flat | | 63 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £235,000 | 02/12/2022 | Flat | | [Same street] 15A PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £220,500 | 11/11/2022 | Flat | | 51 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £215,000 | 02/11/2022 | Flat | | [Same street] 9 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £220,000 | 23/09/2022 | Flat | | [Same street] 57 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £315,000 | 29/07/2022 | Flat | | [Same street] 11A PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £215,000 | 11/07/2022 | Flat | | 4 ASHILL WALK, MANCHESTER, GREATER MANCHESTER, M3 4FJ | £210,000 | 22/06/2022 | Flat | | 12 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £335,000 | 15/06/2022 | Flat | | [Same street] 35 PORCHFIELD SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FG | £330,000 | 17/05/2022 | Flat | | 2 ROZEL SQUARE, MANCHESTER, GREATER MANCHESTER, M3 4FQ | £275,000 | 10/01/2022 | Flat | **Street average:** £258,643 (7 sales) **Area average:** £248,333 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £283,650 (362 Flat, M3, 2024–2026) - **Deviation:** +21.6% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,229/mo - **Realistic:** £1,365/mo - **Optimistic:** £1,502/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, Owen St, M15 | £2,430/mo | 2 | 0.33 miles | OpenRent | **Average rent: £2,430/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.7% (weak for cashflow) - **Max investor price (0.8%):** £303,750 - **Target investor price (1%):** £243,000 *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 £2,430/mo).* - **Gross yield:** 8.5% - **Cost-to-rent:** 11.8× - **Monthly cashflow:** £803/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.6% *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:** £4,929/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -9.7% - **10y growth:** 22.5% ## House Price Index (HM Land Registry) *Official index for Manchester; Flats and maisonettes series; as of June 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 10.9% - **10y growth (index):** 57.1% ## 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)