Apartment 32, Connect House, 1, Henry Street, Ancoats Manchester, M4 5DA

Description

Apartment 32 Connect House, 1, Henry Street, M4 5DA

Not yet inspected by Edward Mellor but reported to comprise; a fourth floor apartment over two floors with a spacious open plan lounge/dining/ kitchen, two bathrooms and two doubles bedrooms.

An excellent opportunity to acquire a spacious duplex apartment, situated on the fourth floor of the popular Connect House development on Henry Street, Manchester.

Offered with vacant possession, the property will appeal to both investors looking to take advantage of the strong city-centre rental market and owner-occupiers seeking well-positioned accommodation close to Manchester city centre.

Tenure / Property Information

Council Tax Band: D; Tenure: Leasehold

Investment Analysis

HB analysis uses the supplied Edward Mellor scrape as the primary property source. Auctioneer facts are separated from HB desktop estimates; all figures should be verified before bidding.

Investment Snapshot

Market Comparables

Apt 34, Connect House, 1, Henry Street, M4 5DA £280,000 Flat 2 beds Sold - 31/10/2025

Apt 15, Connect House, 1, Henry Street, M4 5DA £290,000 Flat 2 beds Sold - 30/01/2026

HB Base GDV £285,000 is based on the median of sold comparables quoted in the auctioneer’s scraped description.

Proposed Works

HB desktop works allowance: £10,000. Allow for inspection-led repairs, decoration, safety/compliance items and contingency.

Rental Value

For investors, similar two-bedroom accommodation within the development is achieving rents in the region of £1,400 - £1500 pcm, offering the potential for a highly attractive rental return.

Low / Base / High Investment Scenario

BTL Analysis

At the starting bid, the gross yield is 12.9%.

BRRR Analysis

Using a 75% refinance against the HB base GDV gives indicative refinance proceeds of £213,750. Against purchase plus works of £145,000, indicative cash left in is £-68,750. Finance, tax, legal fees and lender valuation haircuts are excluded.

Flip Analysis

At the HB base GDV, after purchase plus works and an indicative 2% selling allowance, the pre-finance/pre-tax flip surplus is approximately £134,300. This is a screening figure, not a formal valuation.

Maximum Bid Indicator

HB Desktop Screening Ceiling: approximately £226,550. This is a desktop screening ceiling only, not a formal valuation or instruction to bid; SDLT, finance, legal fees and property-specific abnormal costs must be added separately.

Strategy Recommendation

Most relevant strategy: BTL / BRRR. The choice reflects the scraped condition/occupancy narrative, available rent evidence and the relationship between the starting bid, works allowance and HB base GDV.

Strategy Rating

BTL ★★★★★; BRRR ★★★★☆; Flip ★★★★☆

Key Risks

• lease terms, service charge and ground rent must be checked against the legal pack

Analysis Confidence

Medium-High. Confidence reflects the quality of the supplied listing information, embedded coordinates/images, and the amount of sold/rental evidence captured in the scrape.