Apartment 504, 25 Simpson Street, Manchester, M4 4AS

Description

An excellent opportunity to acquire a well-presented two-bedroom apartment within the popular development, positioned on the edge of Manchester City Centre, within walking distance of the Northern Quarter, Ancoats, Victoria Station, shops, restaurants and leisure facilities. The property is sold subject to an existing tenancy producing £1,000 pcm (£12,000 per annum), providing immediate income from completion.

Accommodation

Two-bedroom apartment

Location

On the edge of Manchester City Centre, close to the Northern Quarter, Ancoats, Victoria Station, shops, restaurants, leisure facilities, Manchester's universities, transport links and business districts.

Tenure / Property Information

Investment Analysis

HM Land Registry evidence for the same development ranges from £79,000 to £150,000. The most recent supplied sale was £115,000 on 15 June 2026, while the November 2025 sale was £79,000. A base GDV of £115,000 is used, with £80,000 low and £135,000 high scenarios. The evidence shows material price variability and does not identify the exact apartment numbers sold.

Investment Snapshot

Strategy Recommendation

Consider primarily as an income-led leasehold BTL at or near the guide, subject to verification of the tenancy, lease, service charge, ground rent and management costs. Do not rely on a flip or BRRR strategy without confirmed costs and finance terms.

Works Required

No refurbishment works are evidenced. The apartment is described as well presented and is occupied under an existing tenancy. Confirm lease, tenancy, rent payment history, service charge, ground rent, management information and property condition before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £115,000 base GDV, a 75% refinance is approximately £86,250. Against the £85,000 guide this leaves only £1,250 before finance, works, fees and other acquisition costs. Because works, buyer costs, service charges and refinancing terms are unavailable, the cash-left-in position and BRRR viability cannot be established.

Buy-to-Let Analysis

At the £85,000 guide, the existing £1,000 pcm tenancy produces £12,000 annually and a gross yield of approximately 14.1% before finance, service charge, management, maintenance, insurance and tax. Advertised evidence ranges from £1,000 to £1,200 pcm, while the auctioneer estimates approximately £1,300 pcm; these are not achieved-rent guarantees. The immediate income is attractive, but tenancy terms and property-level running costs are not supplied.

Flip Analysis

A potential resale value is supported by same-development sales from £79,000 to £115,000 recently, with older sales up to £150,000. However, the apartment is tenanted, no refurbishment scope or selling allowance is supplied, and total project costs cannot be calculated. A reliable flip surplus therefore cannot be established.

Investor Risks & Due Diligence

• The property is sold subject to an existing tenancy, so vacant possession and tenancy terms are not established.

• Service charge, ground rent, insurance and other leasehold costs are not supplied.

• Buyer premium, administration charges and other auction costs are not supplied.

• Same-development sale prices vary materially, creating valuation uncertainty.

• The auctioneer rent figure is an estimate and advertised rents are asking rents rather than achieved rents.

• Exact condition, compliance, arrears position and rent payment history are not evidenced.

Recommendation

Consider primarily as an income-led leasehold BTL at or near the guide, subject to verification of the tenancy, lease, service charge, ground rent and management costs. Do not rely on a flip or BRRR strategy without confirmed costs and finance terms.

Strategy Rating

Analysis Confidence

The evidence includes a current tenancy, rent information, lease length and several same-development sales, but omits buyer fees, service charge, ground rent, finance terms, condition detail and exact comparable apartment identifiers.