# 2 bedroom apartment for sale (M4 4AR) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 315, 10 NAPLES STREET, MANCHESTER, GREATER MANCHESTER M4 4AR | | Price | £230,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Last sold | £195,000 Dec 2018 | ## Description Goodwin Fish is delighted to offer for sale a south west facing apartment conveniently situated between Manchester`s most bohemian quarter and it`s newest neighbourhood, Victoria Riverside. The area is home to artisan coffee at Aeropres, Foundation, and Pot Kettle Black, the Co-op Group at NOMA, independent food vendors art Mackie Mayor, craft ale at Black Jack microbrewery, green space at Angel Meadows, and live music at New Century Hall. The property is less than a five minute walk to Victoria train station or Shudehill Metrolink. Located on the 3rd floor and boasting a south westerly aspect, the property briefly comprises: entrance/hallway with storage; open plan lounge/diner with views of NOMA from the Juliet balcony; stylish kitchen with island and complementary tiled splash back; primary double bedroom with en suite; second double bedroom/work-from-home space; primary bathroom. The property is sold with a secure allocated car parking space and is offered chain free with vacant possession. Latest update in regards to cladding replacement: "The BSR application has been approved, and a start on site date is currently being agreed with the contractor. We are expecting to commence works prior to the end of August as per the Cladding Safety Scheme requirements." Tenure: Leasehold Annual service charge: £1,840.78 Annual ground rent: £225.00 Length of lease: 150 years from 2004 Management company: Compton Group **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. Anti-Money Laundering (AML) Checks - As part of making an offer, we`re required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a non-refundable fee of £60 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and ensures your offer can be progressed as quickly and smoothly as possible. ## Property Photos - ![Photo](/listings/photos/91424211/1608874) - ![Photo](/listings/photos/91424211/1608875) - ![Photo](/listings/photos/91424211/1608876) - ![Photo](/listings/photos/91424211/1608877) - ![Photo](/listings/photos/91424211/1608878) - ![Photo](/listings/photos/91424211/1608879) - ![Photo](/listings/photos/91424211/1608880) - ![Photo](/listings/photos/91424211/1608881) - ![Photo](/listings/photos/91424211/1608882) - ![Photo](/listings/photos/91424211/1608883) - ![Photo](/listings/photos/91424211/1608884) - ![Photo](/listings/photos/91424211/1608885) - ![Photo](/listings/photos/91424211/1608886) - ![Photo](/listings/photos/91424211/1608887) - ![Photo](/listings/photos/91424211/1608888) - ![Photo](/listings/photos/91424211/1608889) - ![Photo](/listings/photos/91424211/1608890) ## Floorplans - ![Floorplan 1](/listings/photos/91424211/1608891) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/91424211/1608892) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 10 APARTMENT 315 NAPLES STREET, MANCHESTER, GREATER MANCHESTER, M4 4AR | £195,000 | 18/12/2018 | 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 | |---------|-------|------|------| | 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 | | 2 FLAT 805 OLD MOUNT STREET, MANCHESTER, GREATER MANCHESTER, M4 4GQ | £240,000 | 31/03/2023 | Flat | | 5 APARTMENT 305 LUDGATE HILL, MANCHESTER, GREATER MANCHESTER, M4 4TG | £115,000 | 17/02/2023 | 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 | | 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 | | 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 | | 21 FLAT 132 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £361,475 | 04/11/2022 | Flat | | 21 FLAT 81 ASPIN LANE, MANCHESTER, GREATER MANCHESTER, M4 4GT | £320,625 | 25/10/2022 | Flat | **Area average:** £344,069 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,737 (80 Flat, M4, 2024–2026) - **Deviation:** -12.1% ## 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, Old Mount Street, M4 | £1,500/mo | 2 | 0.06 miles | OpenRent | | 2 Bed Flat, Aspin Lane, M4 | £1,600/mo | 2 | 0.08 miles | OpenRent | | 2 Bed Flat, Aspin Lane, M4 | £1,500/mo | 2 | 0.08 miles | OpenRent | | 2 Bed Flat, Dantzic St, M4 | £1,750/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Flat, Dantzic Street, M4 | £1,495/mo | 2 | 0.24 miles | OpenRent | **Average rent: £1,569/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.65% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 7.8% - **Cost-to-rent:** 12.8× - **Monthly cashflow:** £419/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.5% *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:** -6.4% - **10y growth:** 32.4% ## 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)