# 2 bedroom apartment for sale (M15 4LY) ## Property Details | Key | Value | |-----|-------| | Address | Castlefield, Hulme Hall Road, Manchester, M15 4LY | | Price | £255,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | ## Description Situated on the 7th (top) floor of the sought-after Excelsior Works development - Approx. 761 sq ft / 70.7 sqm of well-designed living space - Independent hot water system (not communal) - Bright and spacious open-plan kitchen, living and dining area - Floor-to-ceiling windows flooding the space with natural light - Contemporary kitchen with high-spec integrated appliances - Soft-close cabinetry and concrete-effect worktops - Ideal layout for both relaxing and entertaining - Primary double bedroom with en-suite shower room - Second spacious double bedroom (ideal for guests, or sharers) - Modern main bathroom with premium fittings and shower bath - Concierge service with weekend night staff - Communal rooftop garden with panoramic skyline views - Residents' lounge and co-working/internet hub - Secure cycle storage - Positioned on the edge of the Bridgewater Canal - Walking distance to Manchester City Centre & Deansgate - Easy access to MediaCity - Excellent transport links via Metrolink and bus routes - Close to canal-side walks, bars and restaurants in Castlefield - Private, independent hot water system offering improved reliability and control - Early viewing is highly recommended Council Tax Band: D (Manchester city council) Tenure: Leasehold (999 years) Ground Rent: £0 per year Service Charge: £3,295.13 per year ## Property Photos - ![Photo](/listings/photos/174170033/295834) - ![Photo](/listings/photos/174170033/295835) - ![Photo](/listings/photos/174170033/295836) - ![Photo](/listings/photos/174170033/295837) - ![Photo](/listings/photos/174170033/295838) - ![Photo](/listings/photos/174170033/295839) - ![Photo](/listings/photos/174170033/295840) - ![Photo](/listings/photos/174170033/295841) - ![Photo](/listings/photos/174170033/295842) - ![Photo](/listings/photos/174170033/295843) - ![Photo](/listings/photos/174170033/295844) - ![Photo](/listings/photos/174170033/295845) - ![Photo](/listings/photos/174170033/295846) - ![Photo](/listings/photos/174170033/295847) - ![Photo](/listings/photos/174170033/295848) - ![Photo](/listings/photos/174170033/295849) - ![Photo](/listings/photos/174170033/295850) - ![Photo](/listings/photos/174170033/295851) - ![Photo](/listings/photos/174170033/295852) - ![Photo](/listings/photos/174170033/295853) ## Floorplans - ![Floorplan 1](/listings/photos/174170033/295854) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/174170033/295855) - EPC ## 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 226 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £205,000 | 06/02/2026 | Flat | | TARN HOUSE, 60 APARTMENT 11 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QQ | £184,000 | 15/01/2026 | Flat | | LAKE HOUSE, 66 APARTMENT 7 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QT | £170,000 | 14/01/2026 | Flat | | 2 FLAT 502 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £290,000 | 09/01/2026 | Flat | | 4 APARTMENT 454 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £210,000 | 09/01/2026 | Flat | | BROOK HOUSE, 64 APARTMENT 13 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS | £130,000 | 19/12/2025 | Flat | | 2 APARTMENT 2111 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GR | £180,000 | 05/12/2025 | Flat | | 4 APARTMENT 426 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GT | £209,950 | 28/11/2025 | Flat | | BROOK HOUSE, 64 APARTMENT 21 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QS | £165,000 | 28/11/2025 | Flat | | 2 APARTMENT 234 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GQ | £216,000 | 28/11/2025 | Flat | | MERE HOUSE, 62 APARTMENT 30 ELLESMERE STREET, MANCHESTER, GREATER MANCHESTER, M15 4QR | £190,000 | 19/11/2025 | Flat | | 3 APARTMENT 406 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £170,000 | 30/10/2025 | Flat | | 2 FLAT 6 HULME HALL ROAD, MANCHESTER, GREATER MANCHESTER, M15 4LY | £235,000 | 22/09/2025 | Flat | | 3 APARTMENT 312 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GS | £200,000 | 29/08/2025 | Flat | | 3 APARTMENT 201 BURTON PLACE, MANCHESTER, GREATER MANCHESTER, M15 4LR | £130,000 | 31/07/2025 | Flat | | 3B FLAT 510 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4SR | £278,950 | 10/02/2025 | Flat | | 7 FLAT 12 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £159,638 | 28/05/2024 | Flat | | 7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £134,160 | 10/05/2024 | Flat | | 7 FLAT 311 SPINNERS WAY, MANCHESTER, GREATER MANCHESTER, M15 4UU | £212,950 | 10/05/2024 | Flat | | 5 APARTMENT 541 KELSO PLACE, MANCHESTER, GREATER MANCHESTER, M15 4GY | £215,000 | 15/12/2023 | Flat | **Area average:** £194,282 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £241,248 (71 Flat, M15, 2024–2026) - **Deviation:** +5.7% ## Rental Range *ONS Price Index of Private Rents (Manchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,214/mo - **Realistic:** £1,349/mo - **Optimistic:** £1,484/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £549/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, Spinners Way, M15 | £1,150/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Spinners Way, M15 | £2,150/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Spinners Way, M15 | £1,450/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Flat, Kelsoe Place, M15 | £2,050/mo | 2 | 0.16 miles | OpenRent | | 2 Bed Maisonette, Regent Road, M3 | £1,500/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Block C Grant Court, M5 | £1,195/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Belfry House, M15 | £600/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Drawbridge House, M15 | £3,000/mo | 2 | 0.3 miles | OpenRent | | 2 Bed Flat, Ordsall Lane, M5 | £1,000/mo | 2 | 0.31 miles | OpenRent | | 2 Bed Flat, Blantyre Street, M15 | £1,300/mo | 2 | 0.31 miles | OpenRent | | 2 Bed Flat, Silvercroft St, M15 | £2,000/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Flat, Ordsall Lane, M5 | £1,295/mo | 2 | 0.35 miles | OpenRent | | 2 Bed Semi-Detached House, Windmill Avenue, M5 | £1,300/mo | 2 | 0.4 miles | OpenRent | | 2 Bed Flat, Olivia Court, M5 | £1,295/mo | 2 | 0.4 miles | OpenRent | **Average rent: £1,520/mo (14 listings)** ## 1% Rule - **Rent ratio:** 0.51% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 6.1% - **Cost-to-rent:** 16.3× - **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.3% *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:** -28.4% - **10y growth:** 28.9% ## House Price Index (HM Land Registry) *Official index for Manchester; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -1.4% - **5y growth (index):** 9.1% - **10y growth (index):** 58.9% ## 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)