Apartment 8, Old Church Court, 40 Weaste Road, Salford, Manchester

Description

Leasehold two-bedroom flat. Full vacant possession.

Accommodation

Two bedrooms, open plan reception room/kitchen, bathroom/WC

Location

The property is situated on Weaste Road close to its junction with Liverpool Street. Public transport links are well provided with Eccles Railway Station to the west, together with the many train links and network of local bus services in Manchester City Centre to the east. Shopping amenities can be found locally with an extensive range of shops, bars and restaurants located in Manchester City Centre. Local recreational pursuits include Buile Hill Park and Clarendon Leisure Centre. The property benefits from lying within close proximity to Manchester University.

Tenure / Property Information

Investment Analysis

Same-development sold evidence ranges from £56,500 to £105,000. The latest supplied sale was £70,000 on 7 May 2026; £105,000 is a materially higher earlier result. A cautious base GDV of £70,000 is used, with £56,500 low and £105,000 high scenarios. Condition, floor, parking and service-charge differences are not evidenced.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the unusually high rental listing, all lease charges and the flat's condition. At the guide, this is a cautious value-led purchase rather than a proven high-yield or BRRR opportunity.

Works Required

No refurbishment works are evidenced. Obtain a full inspection and confirm any required repairs, service-charge liabilities, ground rent, heating, parking arrangements and lease documentation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinancing is £52,500. The guide plus the known £1,800 documentation fee is £56,800 before any works, finance, taxes or other seller charges, so the refinance would not fully recover even the known acquisition outlay. Unknown service charges, works and valuation outcome add risk.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £3,900 pcm, producing a purely mathematical 85.09% gross yield on the £55,000 guide. This rent appears highly anomalous relative to the sale evidence and is not an achieved rent. Service charge, ground rent and other costs are unknown, so a dependable BTL appraisal cannot be established.

Flip Analysis

The base GDV provides a £15,000 gross difference against the £55,000 guide before the known £1,800 fee, refurbishment, finance, taxes and selling costs. Because works and selling allowances are unsupported, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Material variation in same-development sale prices, from £56,500 to £105,000.

• The £3,900 pcm rent is only an advertised asking rent and is unusually high relative to the supplied sale evidence.

• Annual service charge and ground rent amounts, including review terms, are unknown.

• Refurbishment requirements and property condition are not supplied.

• Additional seller charges may apply under the special conditions.

• Leasehold, parking and heating details require confirmation.

Recommendation

Proceed only after confirming the unusually high rental listing, all lease charges and the flat's condition. At the guide, this is a cautious value-led purchase rather than a proven high-yield or BRRR opportunity.

Strategy Rating

Analysis Confidence

There are several same-development completed sales and a stated guide, but values vary materially; condition, lease costs, parking, heating, achievable rent and refurbishment requirements are unconfirmed.