Recent sale
189 WATER STREET
£220k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Flat 109, 189 Water Street, Manchester, M3 4JE
UPRN:10012201048Purpose Built Flat2 bedsBuilt 2003-2006
LeaseholdCouncil Tax: -EPC: D (63)AI-Powered Intelligence
Data freshness:Listing· freshListing: fresh, refreshed 4d ago (2026-09-16T04:00:02.584543+00:00)Price Paid· 2mo agoPrice Paid: ageing, refreshed 2mo ago (2026-08-01T00:05:07.844309+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-07-10T08:48:55.971273+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 3mo agoRisk: ageing, refreshed 3mo ago (2026-07-04T06:46:22.443816+00:00)Connectivity· 3mo agoConnectivity: ageing, refreshed 3mo ago (2026-07-04T20:23:28.637306+00:00)Amenities· 3mo agoAmenities: ageing, refreshed 3mo ago (2026-07-05T20:05:00.707256+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
AI ValuationFairly ValuedUpdated yesterday
£183,000
Estimated value
Range: £174k - £192k|Last sold: £211k (2008-05-09)
Estimate of £183k for purpose built flats in Manchester. 244 transactions in the last 12 months; median £209k.
AI Confidence
-
High confidence
Value History
Current estimate
£183k
£174k - £192k - High confidence
Annualised (CAGR)
-5.30%
Over the full window
Peak estimate
£267k
Nov 2022
From peak
-31.46%
Drawdown from peak
AVM estimate (model)Repeat-sales index - M3 district (quarterly)index YoY -4.63%
Growth by window
3m
-0.54%
6m
+3.39%
12m
-7.11%
24m
-27.09%
60m
-25.91%
Rental Market
Estimated rent (pcm)
£1,150
/ month
Gross yield
6.55%
Net yield
5.54%
Vacancy trend
12-month change
Tenant profile
Market Metrics
Avg Area Price
£209k
2-bed Purpose Built Flat
12m Price Growth
-3.6%
vs UK avg
Days on Market
127d
Area avg
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£183,000
- SDLT standard£1,160
- SDLT BTL surcharge (5%)£9,150
- Legal + Survey£15,000
- Refurb (light)£12,810
- Total All-In Cost£221,120
Funding
- Deposit (25%)£45,750
- Mortgage (75% LTV)£137,250
- Interest Rate5.25%
- Mortgage TypeInterest Only
- Cash Required£83,870
Monthly Returns
- Monthly Rent (est)£1,150
- Mortgage Payment (IO)-£600
- Management (10%)-£115
- Insurance-£93
- Maintenance-£76
- Monthly Cashflow+£266
Capital Returns
- 5yr Property Value£161,572
- 5yr Capital Gain (-2.46% pa)+£-21,428
- 5yr Cumulative Rent (net)+£51,960
- Less mortgage interest-£36,000
- 5yr Total Return-£5,468
5-Year Projection
| Year | Property Value | Equity | Cashflow (YTD) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £178,498 | £41,248 | +£3,192 | -£1,310 | -1.6% |
| Year 2 | £174,107 | £36,857 | +£6,384 | -£2,509 | -3.0% |
| Year 3 | £169,824 | £32,574 | +£9,576 | -£3,600 | -4.3% |
| Year 4 | £165,646 | £28,396 | +£12,768 | -£4,586 | -5.5% |
| Year 5 | £161,572 | £24,322 | +£15,960 | -£5,468 | -6.5% |
Assumes -2.46% pa capital growth (API forecast), 3.0% rental growth, 5.25% IO mortgage held for 5 years, light refurb completed year 0. ROI is on total cash invested (£83,870).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
Recent sale
189 WATER STREET
£165k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Recent sale
189 WATER STREET
£218k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Recent sale
189 WATER STREET
£155k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Area Economic Intelligence
Signal
£36,554
Median Income
Signal
1,438
Population
Signal
0.1 / 100
Deprivation