Flat 8, Sackville Place, Bombay Street, Manchester M1 7AT

Description

A larger then average 3 bedroom apartment of approx. 1,40 Sq Ft which is currently let subject to an AST which produces £18,000 per annum (£1,500pcm). The apartment is in very good order with the accommodation comprising entrance hall, open plan living room, kitchen, three good size bedrooms the master bedroom having an en-suite and the main bathroom.

Accommodation

Apartment 8; Entrance Hall; Open Plan Lounge / Dining Area; Kitchen; Bedroom One; En-Suite; Bedroom Two; Bedroom Three; Bathroom

Location

Sackville Place is ideally positioned within walking distance of Manchester city centre's shops, restaurants, universities, transport links and major employment districts, helping to support strong and consistent rental demand within the area.

Tenure / Property Information

Investment Analysis

Same-address completed sales range from £155,500 to £250,000, with the two 2025 sales at £180,000 and £250,000. Given the stated larger-than-average three-bedroom accommodation and very good order, a cautious base GDV of £200,000 is adopted, with £180,000 low and £250,000 high scenarios. The comparable variation is material and no size, lease or specification details are supplied for the sold units.

Investment Snapshot

Strategy Recommendation

Potential income-led hold only, subject to verifying the AST, rent, lease/tenure, service charges, ground rent and special conditions. The guide leaves limited base-case equity and the evidence does not support a compelling BRRR or flip.

Works Required

No refurbishment allowance is adopted because the apartment is described as being in very good order. Confirm condition, fixtures, statutory compliance and any required works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the purchase plus the stated 1.8% buyer premium totals £198,510 before any unknown costs. A 75% refinance of the £200,000 base GDV indicates £150,000, leaving approximately £48,510 of the analysed cost unrecovered before finance, tax and other costs. The evidence therefore does not demonstrate a strong BRRR exit.

Buy-to-Let Analysis

The stated AST rent is £1,500 pcm, or £18,000 annually. This produces a 9.23% gross yield on the £195,000 guide and 9.07% on the guide plus the 1.8% buyer premium. No external rental comparables, service charge, ground rent, management, maintenance, void or finance costs are supplied, so net yield and cash flow cannot be established.

Flip Analysis

The £200,000 base GDV leaves only £1,490 above the guide price plus the known buyer premium, before resale costs, finance, tax or any works. The wide comparable range increases valuation risk. A reliable flip surplus cannot be calculated because no supported selling-cost allowance is provided.

Investor Risks & Due Diligence

• The subject tenure and lease terms are not supplied.

• AST details, rent payment history, term and tenant status are not supplied beyond the stated £1,500 pcm.

• No service charge, ground rent, management, maintenance, void or finance costs are provided.

• The completed-sale evidence ranges widely from £155,500 to £250,000.

• No EPC, council tax, parking or heating information is supplied.

• Additional fees may appear in the Special Conditions of Sale and are not included in the calculation.

• The stated approximate floor area appears unclear as written as “1,40 Sq Ft” and should be verified.

Recommendation

Potential income-led hold only, subject to verifying the AST, rent, lease/tenure, service charges, ground rent and special conditions. The guide leaves limited base-case equity and the evidence does not support a compelling BRRR or flip.

Strategy Rating

Analysis Confidence

There are five same-address completed sales and a stated passing rent, but no external rental evidence, EPC, lease or tenure details, service charges, ground rent, property-specific comparable specifications or full auction costs.