FLIP · Property AnalysisProperty analysis
Address: Kinetic Building, Manchester M16Price: £115,0001 Bedroom(s)1 Bathroom(s)Analysis Date: Nov 20, 2025
ROI: 18.95 %Property Type: FlatSize: 370 sq ft / 34.4 m²Risk: Medium RiskProject Time: 6 weeks
FLIP · Property AnalysisThis report analyses the investment potential of the property at Kinetic Building, Manchester M16, focusing on a flip strategy. It provides an assessment of value, refurbishment needs, risks, and financial returns, designed to guide potential investors.
The property presents a viable flip opportunity with a projected ROI of 18.95%. A pragmatic refurbishment plan focusing on cosmetic upgrades is expected to enhance market appeal and achieve an ARV of £160,000. The investment carries a Medium Risk, with potential for negotiation and a clear value-add strategy via refurbishment.
The property is a 1-bedroom apartment located in the modern Kinetic Building in Manchester M16. The area benefits from proximity to local amenities and transport links into the city centre. While the apartment is described as modern with integrated appliances, a cosmetic refresh will be undertaken to ensure it presents in a "like-new" condition for resale, maximising its appeal to potential buyers in a competitive market.
Based on comparable properties in the M16 postcode and surrounding areas, such as those on Chester Road, Brindley Road, and within modern developments like Manchester Waters, a realistic resale value (ARV) after a cosmetic refurbishment is estimated at £160,000. This figure represents the upper quartile of similar modern 1-bedroom apartments, adjusted upwards to reflect the planned improvements and ensure a competitive edge. The Kinetic Building is a modern development, and while the property is already in good condition, a targeted cosmetic refresh is essential to achieve premium market pricing and maximise investor return. The refurbishment, including fresh, neutral decoration throughout, updated quality flooring (LVT in living areas, carpet in the bedroom), a revitalised kitchen with new worktops and hardware, and a refreshed bathroom with updated fixtures and sealant, will ensure the property presents as highly desirable and move-in ready. These improvements directly address buyer expectations for contemporary urban living and will differentiate the property in a competitive market, appealing strongly to both first-time buyers and investors. The increased perceived value from a 'like-new' finish, coupled with a clean and welcoming aesthetic, justifies the projected uplift. Achieving this ARV is contingent upon effective marketing and the successful execution of the cosmetic upgrade plan, ensuring the property stands out and appeals strongly to prospective buyers seeking a well-maintained, stylish apartment in a convenient location.
ROI is calculated as: Gross Profit ÷ Total Investment Cost × 100
The Manchester property market, particularly for apartments in accessible locations like M16, generally shows resilience and positive growth potential driven by strong rental demand and urban development. While specific trend data for this micro-location is limited, the area benefits from its proximity to the city centre. For a flip strategy, the primary focus is capital appreciation through refurbishment rather than relying solely on organic market growth. The projected ROI of 18.95% is significantly driven by the value-add from the renovation, assuming the ARV is achievable. Short-term price appreciation for well-presented properties is factored conservatively into the ARV estimation.
The listing language, such as "INVESTMENT OPPORTUNITY" and "investors dream," suggests the seller is targeting investors and may be looking for a timely transaction. This framing could indicate a motivated seller who is open to negotiation, especially if they are an existing investor looking to divest. While there are no overt signs of distress, the marketing approach suggests a potential desire for a swift sale to another investor.
This investment presents a Medium Risk profile. While the projected ROI is attractive, the market for 1-bedroom apartments in Manchester is competitive. Potential risks include achieving the target ARV due to market fluctuations or buyer perception, unexpected renovation costs, and longer-than-anticipated sale periods. Leasehold properties also carry inherent risks related to service charges, ground rent, and management company performance, which must be thoroughly investigated.
The medium risk level reflects a balanced assessment. The property's modern condition and location offer a solid foundation, and the refurbishment plan provides a clear value-add strategy. However, the competitive market, leasehold tenure, and reliance on achieving the projected ARV necessitate diligent execution and risk management throughout the process.
As this property is a 1-bedroom apartment, the addition of another bedroom is not feasible within the scope of a standard flip strategy. Significant structural alterations would be required to reconfigure the existing layout, which would incur prohibitive costs, extend the project timeline considerably, and potentially compromise the property's essential living spaces and open-plan appeal.
Attempting to add a bedroom is strongly not recommended due to the prohibitive costs, complexity, and the negative impact on the property's core living space and overall flip viability.
With an asking price of £115,000 and a target ARV of £160,000, securing a favourable purchase price is crucial for optimising the flip's profitability and ROI.
It is recommended to target a purchase price between £105,000 and £110,000 to significantly enhance the flip's profitability and achieve a superior ROI.
The refurbishment will focus on a high-quality cosmetic refresh to present the apartment in excellent, "like-new" condition, maximising buyer appeal and justifying the target ARV.
Refurbishment Type: Mid-Range / Pragmatic. The focus is on presenting a clean, modern, and highly desirable property at a high standard, ensuring optimal market appeal without unnecessary overspending.
Note: The total refurbishment budget of £10,500 includes both materials and labour/services. The contractor list details estimated labour and service costs summing to £9,200, with £1,300 allocated for materials from the shopping list.
Recommended for flip. This 1-bedroom apartment in Manchester offers a promising flip opportunity with a projected ROI of 18.95%. A targeted cosmetic refurbishment is expected to yield a strong profit, making it a viable investment.
The property at Kinetic Building, Manchester M16, presents a sound flip opportunity. With an asking price of £115,000 and an estimated ARV of £160,000 post-refurbishment, the projected gross profit stands at £25,495, yielding an ROI of 18.95%. The refurbishment plan, costing an estimated £10,500, focuses on essential cosmetic upgrades that will significantly enhance the property's appeal and justify the higher resale value without overcapitalising. Key improvements include professional decoration, new quality flooring, and refreshing the kitchen and bathroom to a high standard.
Negotiation is advised to secure the property at a lower price point, further strengthening the investment case and potential profit margins. While the market for 1-bedroom apartments in Manchester is competitive, the property's modern attributes, desirable location, and the clear value-add through refurbishment support the projected ARV. The leasehold tenure and associated charges are considered manageable for this property type and price point. The medium risk assessment reflects the market dynamics and the importance of executing the renovation and sale efficiently. This represents a calculated investment with a clear strategy and a favourable projected return, recommended for investors seeking to leverage cosmetic improvements for capital gain.