# 3 bedroom apartment for sale (M3 4AU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 182, WATER STREET, MANCHESTER M3 4AU |
| Price | £335,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Floor area | 156 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 10/07/2027
- **Current heating cost:** £263/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8402-2895-8239-4997-6333)

## Description

REF: KYNA

Tyron Ash Real Estate are delighted to present this stunning Duplex apartment within prime location One Regent.

Positioned on the Ground floor with access through the communal entrance and own private entrance via water street straight into the open plan living and dining room. 

This luxury apartment  has been immaculately finished throughout, briefly consisting of a  open-plan kitchen and dining area, accomplishing a family living space with a office/bedroom. A fully equipped kitchen for home chefs and entertaining needs with integrated appliances. The ground floor also has a Wc for guests and small utility cupboard. 

The first floor is such a fantastic space with deluxe large lounge leading  accessing  to an outdoor garden with views over the water and landscape of the city. You have another 2  double bedrooms one features and en suite and house family bathroom.  

The Duplex apartment  sets a new benchmark for what luxury living should mean in Manchester the tower provides 247 Concierge services and secure underground parking with 2 allocated slots. There are beautifully landscaped area adjacent to the river Irwell which means you can enjoy moments of tranquility.

One Regent, a residential development of 301 apartments, split between one, two and three bedroom, together with six townhouses, the development also includes a private landscaped podium, roof garden and car park. One Regent lies both within and on the western edge of Castlefield conservation area, recently identified as a tentative World Heritage Site. In order to produce a design in scale with the context One Regent has been split into four brickwork elements of varying heights. 

Water street lies in the historic castle field district of Manchester and enjoys an attractive and open side riverside aspect. This development has excellent connectivity being a short walk from the city centre, Deansgate transport hub, and 10 minutes walk from the central business district in Spinningfields. The location also offers speedy access to the city main arterial route and BBC Media City, just a 5 minute drive away.

***EXCLUSIVE OPEN HOUSE REF KYNA***

## Property Photos

- ![Photo](/listings/photos/90724926/1301590)
- ![Photo](/listings/photos/90724926/1301591)
- ![Photo](/listings/photos/90724926/1301592)
- ![Photo](/listings/photos/90724926/1301593)
- ![Photo](/listings/photos/90724926/1301594)
- ![Photo](/listings/photos/90724926/1301595)
- ![Photo](/listings/photos/90724926/1301596)
- ![Photo](/listings/photos/90724926/1301597)

## Floorplans

- ![Floorplan 1](/listings/photos/90724926/1301598) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/90724926/1301599) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 182 WATER STREET, MANCHESTER, GREATER MANCHESTER, M3 4AU | £426,573 | 04/08/2017 | 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 |
| WHITWORTH, 39 FLAT 203 POTATO WHARF, MANCHESTER, GREATER MANCHESTER, M3 4BH | £204,000 | 14/01/2026 | Flat |
| 1 APARTMENT 1136 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LE | £210,000 | 09/01/2026 | Flat |
| TIMBER WHARF, 32 APARTMENT 226 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NX | £188,000 | 08/01/2026 | Flat |
| BLOCK D WILBURN BASIN D 11.02 ORDSALL LANE, SALFORD, GREATER MANCHESTER, M5 4XU | £505,000 | 19/12/2025 | Flat |
| THE BOX WORKS, 4 APARTMENT 410 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £230,000 | 15/12/2025 | Flat |
| 2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR | £180,000 | 05/12/2025 | Flat |
| [Same street] 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 |
| THE BOX WORKS, 4 APARTMENT 202 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NU | £266,250 | 28/11/2025 | Flat |
| 1 FLAT 2204 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £265,000 | 25/11/2025 | Flat |
| TIMBER WHARF, 32 APARTMENT 415 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NY | £250,000 | 24/11/2025 | Flat |
| IRWELL BUILDING APARTMENT 58 LOWRY WHARF, SALFORD, GREATER MANCHESTER, M5 4SS | £180,000 | 18/11/2025 | Flat |
| 1 FLAT 2506 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BE | £305,000 | 07/11/2025 | 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 |
| IRWELL BUILDING APARTMENT 79 LOWRY WHARF, SALFORD, GREATER MANCHESTER, M5 4SS | £188,000 | 19/09/2025 | Flat |
| 1 FLAT 1101 REGENT ROAD, MANCHESTER, GREATER MANCHESTER, M3 4BA | £182,500 | 04/07/2025 | Flat |
| [Same street] 186 WATER STREET, MANCHESTER, GREATER MANCHESTER, M3 4AU | £320,000 | 23/06/2025 | Flat |
| TIMBER WHARF, 32 APARTMENT 511 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NY | £285,000 | 17/06/2025 | Flat |
| TIMBER WHARF, 32 APARTMENT 515 WORSLEY STREET, MANCHESTER, GREATER MANCHESTER, M15 4NY | £190,000 | 17/04/2025 | Flat |

**Street average:** £335,000 (2 sales)
**Area average:** £236,488 (20 sales)

## Price vs local average

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

- **Local average:** £283,113 (356 Flat, M3, 2024–2026)
- **Deviation:** +18.3%

## 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 Central Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Flat, The Riley Building, M5 | £2,100/mo | 3 | 0.11 miles | OpenRent |
| 3 Bed Penthouse, Block C, M5 | £1,750/mo | 3 | 0.15 miles | OpenRent |

**Average rent: £1,925/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £240,625
- **Target investor price (1%):** £192,500

*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 £1,925/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.8%

*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:** £2,147/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 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)