Areas of Salford: Property Investment Buy-to-Let Hotspots
One of the most promising areas to invest in property in Greater Manchester, may not be Manchester City Centre.
In fact, it might not be Manchester at all. Depending on your criteria and what you are looking for in your investment property, the location with the most potential when investing for capital growth and rental growth may be a very popular location to the west, Salford.
In this article, we look at where to invest in buy-to-let in Salford based on the property data for each key metric of house price growth, rental yields and affordability, so you can find the best places for tenants to live and for your budget.
Contents
- Best areas in Salford
- When was the last house price crash in Salford
- Average house prices (£)
- Highest houses prices (£)
- Highest house price growth (%)
- Salford buy-to-let rental market analysis
- Salford HMO rental market analysis
- Landlord licensing
- Is Salford rent high?
- Are Salford house prices high?
- How much deposit do you need for the average buy-to-let?
- Salford population trends
- Why invest in Salford?
- How to invest in buy-to-let in Salford
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by Robert Jones, Founder of Property Investments UK
With nearly two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: December 2024. Next update: March 2025. All data is presented as provided by our sources without adjustments or amendments.
Where are the Best Areas in Salford for Property Investment
Salford offers a range of budget and high value opportunities across its rapidly growing postcodes for buy-to-let investors.
With all areas showing significant population growth of 15-18% over the past decade you can see why housing demand and rental prices have increased significantly.
Salford's housing market is shaped by three key factors: regeneration zones, university proximity, and emerging suburban markets with large family homes.
The highest rental yields and rents are found in the areas surrounding the University of Salford, with Pendleton (M6) achieving impressive 6.9% yields and leading the city's weekly rents at £303.20, despite relatively affordable average property prices of £229,663.
Similarly, the city centre (M3) commands strong weekly rents of £291.40 with a 5.9% yield, while Ordsall (M5) delivers robust 6.3% yields with weekly rents of £279.20.
Salford Quays (M50) represents one of the city's premium investment markets, achieving 6.2% yields with weekly rents of £277.50. Despite having the smallest population at 3,168, its 18% growth rate reflects successful regeneration and increasing demand from young professionals, particularly those working in MediaCity.
For investors seeking value with strong growth potential, Swinton, with the largest population (41,624) and 18% growth, combines affordable entry prices (£255,805) with steady rental returns of £239.90 per week. Meanwhile, Eccles provides a 5.5% yield with average property prices of £240,152 and weekly rents of £252.40.
Although house prices for apartments and terrace houses across the borough have dropped in recent years (full analysis below), the increasing population is likely to continue to push house prices back up over time once local wages (and affordability) improves.
Detailed Property Data for Salford Buy-to-Let
When was the last house price crash in Salford?
House price trends vary across Salford postcode districts with some areas experiencing faster growth than others. However, the overall trend for house prices in Salford has been upward over the long term.
The last significant property price crash in Salford occurred during the global financial crisis of 2008-2010, which happened after a significant period of growth between 2000 - 2007. Since then, despite some fluctuations, the market has generally shown resilience and recovery with an upward trend to 2022.
2022 to 2024 there has been a downward trend of house prices for apartments and terrace houses. Potential due to the market becoming too hot, with lots of 19th-century terrace houses seeing a large boom time in the decade previous as lots of investors were buying up available housing and converting these terraces to invest in student HMOs (houses of multiple occupation) to fulfil high local tenant demand for affordable housing near to Salford University.
Interesting in this same period, although apartments and terrace houses have reduced in average market prices in the past two years, detached houses and semi-detached houses have actually maintained there value, as Salford continues to offer affordable larger properties for homeowners and buy-to-let investors, in easy commuting distance with trams and a large motorway network to a variety of employment hubs, compared to nearby Manchester, Stockport and Cheshire which have higher average houses prices for the same property types.
Average house prices (£) in Salford
The latest house price index by the land registry, Oct 2024 (it is always a couple of months behind reporting it's datasets), shows the following average house prices across the Salford local authority area.
Salford
- All property types - £244,310
- Flats and maisonettes - £191,388
- Terrace houses - £220,568
- Semi-detached houses - £292,161
- Detached houses - £439,265
These sold house prices are close to but slightly behind nearby Manchester.
Highest house prices (£) in Salford
| Rank | Area | Average House Price |
|---|---|---|
| 1 | M28 (Worsley) | £325,615 |
| 2 | M7 (Higher Broughton) | £258,653 |
| 3 | M3 (City Centre) | £257,527 |
| 4 | M27 (Swinton) | £255,805 |
| 5 | M30 (Eccles) | £240,152 |
| 6 | M44 (Irlam) | £239,830 |
| 7 | M50 (Salford Quays) | £234,263 |
| 8 | M5 (Ordsall) | £229,927 |
| 9 | M6 (Pendleton) | £229,663 |
| 10 | M38 (Little Hulton) | £180,160 |
Highest house price growth (%) in Salford
| Rank | Area | 5 Year Price Growth |
|---|---|---|
| 1 | M38 (Little Hulton) | 50.6% |
| 2 | M44 (Irlam) | 39.0% |
| 3 | M27 (Swinton) | 34.7% |
| 4 | M6 (Pendleton) | 34.1% |
| 5 | M30 (Eccles) | 33.3% |
| 6 | M7 (Higher Broughton) | 32.8% |
| 7 | M28 (Worsley) | 28.3% |
| 8 | M5 (Ordsall) | 6.9% |
| 9 | M50 (Salford Quays) | 2.7% |
| 10 | M3 (City Centre) | -3.3% |
The Salford property market shows a striking contrast in growth patterns over the past five years. Little Hulton (M38) leads with an impressive 50.6% growth, followed by significant increases in Irlam (M44) at 39.0% and Pendleton (M6) at 34.1%. These figures should be interpreted with some caution as they represent average prices across all property types - particular care should be taken with Little Hulton's figures as the area sees relatively low sales volumes (7 per month) which can make percentages more volatile. The data reveals an interesting trend where traditionally more affordable areas have seen the strongest growth, while established areas like Salford Quays (M50) and the City Centre (M3) show more modest or negative growth. This pattern suggests a rebalancing of the Salford real estate market, with outer areas catching up in value, though actual price levels in areas like Worsley (M28) remain significantly higher despite lower percentage growth.
Salford Buy-to-Let Rental Market Analysis
For those buying their first rental property, understanding Salford's rental demand is critical.
The rental demand in Salford for years has been really strong, driven by the city's growing population and affordable house prices (although not the cheapest areas in Greater Manchester).
The type of property in demand depends on the area. Apartments, especially in the city centre and near universities, are popular among students, young professionals, and people working in the city who want to be close to work, leisure, and transport links. Single-family homes are more sought after in suburban areas, attracting families and those seeking more space and a quieter environment.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: December 2024. Next update: March 2025. All data is presented as provided by our sources without adjustments or amendments.
Highest average rental per week (£) in Salford
| Rank | Area | Average Weekly Rent |
|---|---|---|
| 1 | M6 (Pendleton) | £303 |
| 2 | M3 (City Centre) | £291 |
| 3 | M5 (Ordsall) | £279 |
| 4 | M50 (Salford Quays) | £277 |
| 5 | M7 (Higher Broughton) | £271 |
| 6 | M28 (Worsley) | £262 |
| 7 | M30 (Eccles) | £252 |
| 8 | M27 (Swinton) | £239 |
| 9 | M44 (Irlam) | not enough data available |
| 10 | M38 (Little Hulton) | not enough data available |
Salford's rental market shows interesting variations across different areas, with the highest rents found in the regenerated inner-city locations. Pendleton (M6) tops the list at £303.20 per week, followed closely by the City Centre (M3) at £291.40. This can be partially explained with the higher number of Houses of Multiple Occupation in thes locations which mean one property might have five or more rooms available to rent, increasing the total monthly average rents.It's important to note that these figures represent averages across all property types, from studios to larger family homes, which can significantly affect the weekly rates. Some areas like Irlam (M44) and Little Hulton (M38) don't have sufficient rental data available to provide reliable average figures. The data shows a clear premium for areas with good transport links and proximity to Manchester city centre, with rental values generally decreasing as you move further out, though Worsley (M28) maintains relatively high rents due to its desirable location and larger family homes.
Highest rental gross yield (%) in Salford
| Rank | Area | Gross Rental Yield |
|---|---|---|
| 1 | M6 (Pendleton) | 6.9% |
| 2 | M5 (Ordsall) | 6.3% |
| 3 | M50 (Salford Quays) | 6.2% |
| 4 | M3 (City Centre) | 5.9% |
| 5 | M7 (Higher Broughton) | 5.5% |
| 6 | M30 (Eccles) | 5.5% |
| 7 | M27 (Swinton) | 4.9% |
| 8 | M28 (Worsley) | 4.2% |
| 9 | M44 (Irlam) | not enough data available |
| 10 | M38 (Little Hulton) | not enough data available |
Salford's rental yields show an interesting inverse relationship with property prices, with some of the areas with lower average house prices delivering the strongest returns. Pendleton (M6) leads with an impressive 6.9% yield, followed by Ordsall (M5) at 6.3% and Salford Quays (M50) at 6.2%. These figures represent gross yields before any costs or expenses, and investors should factor in additional costs such as maintenance, insurance, and void periods when calculating potential returns. Some areas like Irlam (M44) and Little Hulton (M38) lack sufficient rental data to calculate reliable yields. The data suggests that while areas like Worsley (M28) command higher property prices, the best rental returns for buy-to-let investors are currently found in the inner-city locations where real estate prices are more affordable.
Salford HMO Rental Market Analysis
(houses of multiple occupation)
There is very high demand across the city for rooms to rent in shared accommodation with a combined interest from all tenant types (including social housing, student housing and working tenants all seeking affordable rentals).
Below is the top performing areas based on the highest yields. Then we share a summary of the main regions across Salford to provide an overview of the Salford HMO housing market, what postcodes in Salford you can see the higher yields provided by this property strategy, and why people often ask "are hmo properties worth more."
| Rank | Area | Rental Yield | Weekly Rent per Room |
|---|---|---|---|
| 1 | M6 (Pendleton) | 6.9% | £166 |
| 2 | M5 (Ordsall) | 6.3% | £166 |
| 3 | M50 (Salford Quays) | 6.2% | £195 |
| 4 | M3 (City Centre) | 5.9% | £175 |
| 5 | M7 (Higher Broughton) | 5.5% | £149 |
| 6 | M30 (Eccles) | 5.5% | £136 |
| 7 | M27 (Swinton) | 4.9% | £125 |
| 8 | M28 (Worsley) | 4.2% | £120 |
CENTRAL SALFORD
- M3 (City Centre): Premium location where properties come with 99% furnished and 93% offering living rooms. Good amenities including 71% internet provision, though only 37% include bills. The area benefits from 76% outdoor space availability but limited parking (41%), typical of city centre locations.
- M6 (Pendleton): Properties are universally well-equipped - 100% furnished with high bill inclusion rates (85%) and excellent internet provision (92%). Strong living room availability (88%) and good parking (80%) make this particularly attractive for students and young professionals seeking value near the university.
EAST SALFORD
- M50 (Salford Quays): Premium HMO location with modern developments offering high specifications - 98% furnished and 88% with living rooms. Lower bill inclusion (33%) but good internet provision (80%). Benefits from good disabled access (33%) and accepts more couples (30%), making it especially attractive to young professionals.
- M5 (Ordsall): High-quality amenities with 95% furnished properties and 93% offering living rooms. Moderate bill inclusion (47%) and good internet coverage (74%). Benefits from 62% parking availability and 64% outdoor space, appealing to professionals wanting proximity to both Quays and city centre.
NORTH SALFORD
- M7 (Higher Broughton): Excellent amenities - 100% furnished, 84% living rooms, and high internet provision (94%). Strong bill inclusion rate (78%) and good parking availability (88%) make this popular with students seeking more affordable options.
- M38 (Little Hulton): Small HMO market with limited current data. Properties show good potential with 100% furnished, 75% living rooms, and high internet provision (100%). High bill inclusion rate (88%) and good outdoor space (75%) suggest growing appeal for budget-conscious tenants.
WEST SALFORD
- M30 (Eccles): Well-equipped properties - 100% furnished, 84% living rooms, and excellent internet provision (95%). Very high bill inclusion rate (92%) and good parking availability (82%) appeal to value-seeking professionals.
- M27 (Swinton): Growing HMO market showing good potential. Properties are 100% furnished with 79% living rooms and 100% internet provision. Very high bill inclusion rate (93%) and good parking (71%) make this attractive for professionals seeking suburban locations.
- M28 (Worsley): Premium location with limited HMO stock. Available properties are well-equipped - 83% furnished with 50% living rooms and 100% internet provision. All properties include bills and parking, appealing to professionals seeking higher-end shared accommodation.
SOUTH SALFORD
- M44 (Irlam): Developing HMO market with emerging potential. Properties are 100% furnished with 67% living rooms and universal internet provision. All include bills and parking, suited to tenants prioritising space, budget and amenities over central location.
Note: All data is based on current market analysis as of December 2024. Areas with limited HMO stock may show variations in actual rental performance compared to these indicators.
Salford Landlord Licensing
Buy-to-Let Properties
For buy-to-let landlords there is selective licensing in place across key areas of Salford.
Selective licensing requires all private landlords operating within a designated area to license any privately rented property within that area. The period of designation lasts for 5 years and will include statutory and general conditions aimed at ensuring licensed properties are safe, meet basic standards and they are managed in a satisfactory way.
This includes areas of
- M5 & M6 postcode - Langworthy, Weaste and Seedley area
- M17 & M30 - Barton, Eccles and Winton area
Houses of Multiple Occupation
Landlords who want to invest in or set up a HMO or house in multiple occupation in Salford are likely to need a mandatory licence.
Here is the link for the Salford city council mandatory HMO requirements.
Salford also has a requirement for planning permission, called an Article 4 direction, regulating the creation of new HMOs across the city. This means you need planning permission to change a house from a traditional buy-to-let home (classed as a C3 dwelling house) to a HMO (classed as a C4 house in multiple occupation).
More information about the Salford Article 4 direction is here.
Is Salford Rent High?
Yes, Salford's rental costs represent a substantial financial commitment for residents when compared to local earnings. In Salford Quays (M50), where average annual household income is £44,300, residents face weekly rents of £277.50. This means tenants need to commit approximately 32.6% of their gross income to rent. Similarly, in the city centre area (M3), despite having the city's highest average household income at £44,800, weekly rents of £291.40 consume 33.9% of gross earnings.
The affordability challenge is even more pronounced in areas like Pendleton (M6), where average household income is £37,000. Here, weekly rents of £303.20 require 42.7% of gross income. Higher Broughton (M7) shows similar pressure, with weekly rents of £271.50 consuming 39.5% of the average local income of £35,800. Even in traditionally more affordable areas, rental costs remain substantial relative to earnings. In Eccles (M30), where average household income is £39,500, weekly rents of £252.40 require 33.3% of gross income. Swinton (M27) residents, earning an average of £41,000, face weekly rents of £239.90, consuming 30.5% of income. While Worsley (M28) has the highest average household income in Salford at £47,000, and Little Hulton (M38) has the lowest at £32,300, the rental burden varies significantly across these areas depending on property availability and local market conditions.
This data shows that across most of Salford, residents need to commit between 30-43% of their gross household income to rent alone - before considering council tax, utilities, and other living expenses. This creates genuine affordability challenges for local residents, particularly in areas like Pendleton and Higher Broughton where the rent-to-income ratio is highest.
Note: Analysis based on verified local income data and current market rental costs as of December 2024.
Are Salford House Prices High?
Yes, Salford house prices are high relative to local incomes, creating significant affordability challenges across the city.
The situation varies notably between different areas but consistently shows prices stretching beyond typical mortgage lending limits.
In Salford Quays (M50), average house prices of £234,263 are 5.3 times the local household income of £44,300, while the city centre area (M3) shows an even higher ratio with average prices of £257,527 being 5.7 times local earnings of £44,800.
The affordability challenge is particularly evident in Worsley (M28), where despite having Salford's highest average household income at £47,000, house prices of £325,615 are 6.9 times local earnings. This makes it Salford's most expensive area relative to income. Even in traditionally more affordable areas, the price-to-income ratios remain challenging.
In Pendleton (M6), average house prices of £229,663 are 6.2 times local household income of £37,000. Higher Broughton (M7) shows a similar pattern with prices of £258,653 being 7.2 times the local income of £35,800. More suburban locations offer slightly better affordability ratios but still stretch typical lending limits. In Eccles (M30), prices of £240,152 are 6.1 times local income of £39,500, while Swinton (M27) shows prices of £255,805 at 6.2 times local earnings of £41,000.
The most affordable area is Little Hulton (M38), where average prices of £180,160 are 5.5 times local income of £32,300, though this still exceeds standard mortgage lending multiples of 4-4.5 times income. With house prices consistently showing price-to-income ratios between 5.3 and 7.2 times earnings across all Salford postcodes, the data indicates a significant affordability challenge.
This has led to increased interest in areas like Irlam (M44), where prices of £239,830 are 6.2 times local income of £38,700, as residents seek more affordable options with good transport links back to central Salford and Manchester.
How Much Deposit Do You Need for the Average Buy-to-Let Property in Salford?
Assuming a 25% deposit for the average buy-to-let Salford investor (which is typical for the current market), here's an overview of deposit requirements across different Salford city regions:
CENTRAL SALFORD
- M3 (City Centre/Chapel Street): A buy-to-let investor looking at an average property in central Salford (£257,527) would need to put down a 25% deposit of £64,382.
- M6 (Pendleton): In Pendleton, an investor would need a 25% deposit of £57,416 for an average property (£229,663).
EAST SALFORD
- M50 (Salford Quays): For a buy-to-let purchase in Salford Quays, an investor would need a 25% deposit of £58,566 for an average property (£234,263).
- M5 (Ordsall): An investor in Ordsall would need to save a 25% deposit of £57,482 for an average property (£229,927).
NORTH SALFORD
- M7 (Higher Broughton): In Higher Broughton, a buy-to-let investor would need a 25% deposit of £64,663 for an average property (£258,653).
- M38 (Little Hulton): An investor considering Little Hulton would need a 25% deposit of £45,040 for an average property (£180,160).
WEST SALFORD
- M30 (Eccles): A buy-to-let investor in Eccles would need a 25% deposit of £60,038 for an average property (£240,152).
- M27 (Swinton): For an average property in Swinton (£255,805), an investor would need a 25% deposit of £63,951.
- M28 (Worsley): In desirable Worsley, investors need the highest deposit of £81,404 for an average property (£325,615).
SOUTH SALFORD
- M44 (Irlam): For a buy-to-let purchase in Irlam, an investor would need a 25% deposit of £59,958 for an average property (£239,830).
Salford Population Trends
The population of Salford as of the last UK government census in 2021 was 269,900 (an increase of 15.4%).
Between the last two censuses, the average (median) age of Salford decreased by one years, from 35 to 34 years of age. This area had the second lowest average (median) age in the North West (behind Manchester) and a lower average (median) age than England (40 years).
Below we look at the largest postcode districts by population across Salford and the population growth for each over the past 10 years.
| Rank | Area | Population | Population Growth (past 10 yrs) |
|---|---|---|---|
| 1 | M27 (Swinton) | 41,624 | 18% |
| 2 | M28 (Worsley) | 39,097 | 17% |
| 3 | M30 (Eccles) | 36,165 | 18% |
| 4 | M6 (Pendleton) | 31,268 | 18% |
| 5 | M7 (Higher Broughton) | 27,601 | 17% |
| 6 | M44 (Irlam and Cadishead) | 19,710 | 18% |
| 7 | M5 (Ordsall) | 14,445 | 18% |
| 8 | M38 (Little Hulton) | 13,544 | 18% |
| 9 | M3 (City Centre/Chapel Street) | 11,725 | 15% |
| 10 | M50 (Salford Quays) | 3,168 | 18% |
The population data reveals significant growth across all of Salford's postal districts, with most areas showing remarkable 18% increases over the past decade. Swinton (M27) leads in total population with 41,624 residents, while maintaining this strong growth rate. The city's transformation is particularly evident in areas like Salford Quays (M50), which despite having the smallest population at 3,168, matches the city-wide 18% growth trend, reflecting successful urban regeneration.
Why Invest in Salford?
Salford has great transport connections, making it a convenient place to live with those who work anywhere in Manchester and throughout north-west England. Salford has road connections using the A6, A580, M602 and M60 and railway stations at Salford Central, Salford Crescent, Eccles and elsewhere. Parts of Salford are also connected to Greater Manchester’s Metrolink tram network, with Salford Quays a great location for commuters.
Salford’s main industries are similar to the rest of Greater Manchester. They include transport and logistics, light manufacturing, public services, financial and business services and the media and digital industries. Large employers in Salford itself include the BBC (with around 3,200 staff across 26 departments), Salford Royal Hospital and the University of Salford. Nearby Trafford Park, one of Europe’s largest industrial estates, and the Trafford Centre shopping centre provide around 35,000 jobs.
Salford Quays is also home to the Lowry Theatre, Imperial War Museum and the ITV Coronation Street set.
Salford is a large student city. The University of Salford has around 20,000 students. It has a main campus which is centred on the Peel Park area and another campus at Media City.
There is purpose-built student accommodation and student houses all over Salford but locations within easy walking distance of the university campuses are generally most popular for student lettings.
Salford is one of the main housing markets for buy-to-let landlords in Greater Manchester, with other boroughs across the region showing strong real estate markets including Bolton, Oldham and Stockport.
How to Invest in Buy-to-Let in Salford
For properties to buy in Salford, including off-market properties and high yielding opportunities, we have partnered with the best property investments agents we can find for 8+ years. You can buy a rental property and get access to the latest property investment opportunities from our network here.