For sale Flat

APARTMENT 501

BARTON PLACE, 3, HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER M4 4AT

2 beds 2 baths 517 sq ft Listed 20 Feb 2026 (-92d)

£175,000

Reduced on 17 Apr 2026 · Was £185,000

Save
Picture No. 11

Picture No. 11 Picture No. 06 Picture No. 07 Picture No. 08 Picture No. 04 Picture No. 05 Picture No. 09 Picture No. 10 Forecast Google Maps Image

/ 10

Property details

Tenure

LEASEHOLD (128 years remaining on lease)

Floor area

48 m²

Council tax band

D

EPC rating

B

Year built

England and Wales: 2007-2011

Last sold

£161,000 Feb 2016

Price per m²

£3,646/m²

Local average

£268,000 (-34.7%)

Deprivation

Decile 7 (21,277 of 33,755)

Street crime

10 incidents within 1 mile (Mar 2026)

Key features

  • Two bedroom apartment
  • 9% yield
  • Tenants in situ
  • 664 sq ft
  • Fifth floor
  • Service charge: £2614.14pa & Ground rent: £250pa
  • Parking space
  • Balcony

Additional details

Parking
Yes

Description

*INVESTMENT OPPORTUNITY*
*TENANT IN SITU* *9% YIELD* RENT £1300 PER MONTH*EWS1 IN PLACE* *664 SQFT*

Philip James Manchester is proud to present this fantastic opportunity! A two bedroom apartment in Green Quarter, situated right by Victoria Station the City Centre is accessible to all from here. Constructed and finished to a high specification the apartment offers spacious, well proportioned accommodation ideal for a couple or two sharers. The apartment comprises; an entrance hallway with large utility cupboard, living room with ample space for dining and lounging with a corner the balcony. The living room is open plan to a modern fitted kitchen area with integrated Siemens appliances. There are two double bedrooms, almost of equal size, the master has an en-suite shower room and there is a separate main bathroom. ONE PARKING SPACE INCLUDED.

Service charge: £2614.14pa
Ground rent: £250pa
Lease: 129 years

Listed by

Manchester

Philip James Partnership

Reference: 172438040

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 15/04/2025

Current heating cost: £124/year

Potential heating cost: £73/year

Est. upgrade cost to C: £1,000

Recommendations

  • High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Listed for sale — £175,000 +8.7%
Sold 02/02/2016 (10 years ago) £161,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
CYPRESS PLACE, 9 APARTMENT 1304 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH £230,000 16/01/2026 Flat
HALLMARK TOWER, 6 FLAT 88 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA £247,500 19/12/2025 Flat
CYPRESS PLACE, 9 APARTMENT 1408 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH £250,000 15/12/2025 Flat
CYPRESS PLACE, 9 APARTMENT 1212 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH £247,000 12/12/2025 Flat
JEFFERSON PLACE, 1 APARTMENT 1513 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BT £133,000 08/12/2025 Flat
MASSON PLACE, 1 APARTMENT 605 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ £184,000 21/11/2025 Flat
CYPRESS PLACE, 9 APARTMENT 1302 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH £170,000 25/07/2025 Flat
MASSON PLACE, 1 APARTMENT 311 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ £193,000 18/07/2025 Flat
CYPRESS PLACE, 9 APARTMENT 1703 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EH £273,000 01/07/2025 Flat
CYPRESS PLACE, 9 APARTMENT 214 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE £221,000 19/06/2025 Flat
MASSON PLACE, 1 APARTMENT 205 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AJ £130,000 22/04/2025 Flat
MELIA HOUSE, 19 APARTMENT 5.7A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX £120,000 27/03/2025 Flat
CYPRESS PLACE, 9 APARTMENT 1008 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF £240,000 14/03/2025 Flat
JEFFERSON PLACE, 1 APARTMENT 621 FERNIE STREET, MANCHESTER, GREATER MANCHESTER, M4 4BL £195,000 15/12/2023 Flat
MASSON PLACE, 1 APARTMENT 806 HORNBEAM WAY, MANCHESTER, GREATER MANCHESTER, M4 4AQ £190,000 06/10/2023 Flat
MELIA HOUSE, 19 APARTMENT 3.2A LORD STREET, MANCHESTER, GREATER MANCHESTER, M4 4AX £162,500 16/08/2023 Flat
VALLEA COURT, 1 APARTMENT 1306 REDBANK, MANCHESTER, GREATER MANCHESTER, M4 4FH £165,000 30/06/2023 Flat
CYPRESS PLACE, 9 APARTMENT 115 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EE £195,000 05/06/2023 Flat
HALLMARK TOWER 6 FLAT 109 CHEETHAM HILL ROAD, MANCHESTER, GREATER MANCHESTER, M4 4GA £250,000 12/05/2023 Flat
CYPRESS PLACE, 9 APARTMENT 1013 NEW CENTURY PARK, MANCHESTER, GREATER MANCHESTER, M4 4EF £225,000 02/05/2023 Flat

Area average: £201,050 (20 sales)

Capital growth trend

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

5y growth -1.6%
10y growth 56.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Flats and maisonettes. As of February 2026.

1y (index) 1.2%
5y (index) 15.9%
10y (index) 61.1%

Rental Range

Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,214/mo
Realistic £1,349/mo
Optimistic £1,484/mo

Based on Local Authority from postcode lookup → Manchester.

LHA (30th percentile) floor for East Lancs: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M4 4AT

Address

3 Hornbeam Way

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Shop Texaco 0.1 miles
Shop Co-op Food 0.1 miles
Bus stop Strangeways, Cheetham Hill Road / opposite Park Place 0.1 miles
Bus stop Strangeways, Cheetham Hill Road / near Park Place 0.1 miles
Train station Manchester Victoria 0.2 miles
University UCEN Manchester (City Campus) 0.2 miles
University University of Law 0.7 miles
Train station Salford Central 0.8 miles
Hospital North Manchester General Hospital 1.9 miles
Hospital Plymouth Grove Medical Centre 2.0 miles

Street-level crime

Category Count
Violence and sexual offences 6
Other theft 3
Theft from the person 1
Total incidents 10

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Digital Advantage Other 0.3 miles — (No rating)
The Cooperative College Other 0.3 miles — (No rating)
Chetham's School of Music Other 0.4 miles — (No rating)
Eden Boys' Leadership Academy, Manchester Secondary 0.6 miles Good — 17 Jan 2022
Abbott Community Primary School Primary 0.6 miles Outstanding — 12 Feb 2019

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, Jefferson Place, M4 £1,200/mo 2 0.04 miles OpenRent
2 Bed Flat, Lincoln Gate, M4 £1,250/mo 2 0.08 miles OpenRent
2 Bed Flat, Aspin Lane, M4 £1,500/mo 2 0.15 miles OpenRent
2 Bed Flat, The Gate, M4 £1,450/mo 2 0.16 miles OpenRent
2 Bed Flat, Aspin Lane, M4 £1,550/mo 2 0.16 miles OpenRent
2 Bed Flat, Dantzic Street, M4 £1,495/mo 2 0.22 miles OpenRent
2 Bed Flat, Dantzic St, M4 £1,600/mo 2 0.23 miles OpenRent
2 Bed Flat, Dyche Street, M4 £1,375/mo 2 0.28 miles OpenRent
2 Bed Flat, Dyche St, M4 £1,200/mo 2 0.29 miles OpenRent
2 Bed Flat, Dyche Street, M4 £2,799/mo 2 0.29 miles OpenRent
2 Bed Flat, Sorting Office Building, M3 £1,450/mo 2 0.35 miles OpenRent
2 Bed Flat, High Street, M4 £1,300/mo 2 0.4 miles OpenRent
2 Bed Flat, High Street, M4 £2,500/mo 2 0.4 miles OpenRent

Average rent: £1,590/mo (13 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%
Max investor price (0.8%) £181,250
Target investor price (1%) £145,000
Gross yield 9.9%
Cost-to-rent ratio 10.1×
Monthly cashflow £591/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 14%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).