Vita Living Circle Square rents achieved a monthly average of £2,385 across June, July and August. That is the equivalent of an impressive £28,620 per year when annualised. This article explores how its rental performance compares with the wider Manchester market, taking into consideration service charges, location and amenity.
But how does that compare with the wider Manchester rental market?
Vita Living Circle Square rents vs Manchester averages
For comparison, ONS data for July 2026 puts average monthly rents in the broader Manchester city area at £998 for a one-bedroom property, £1,227 for a two-bedroom and £1,425 for a three-bedroom property. This highlights the clear income advantage of amenity-rich, prime city-centre assets over suburban properties.
Against these figures, Vita Living Circle Square is achieving:
| Apartment Type | Manchester Average Rent | Vita Living Average Rent | Difference |
| One bedroom | £998 | £1,911 | +£913 |
| Two bedroom | £1,227 | £2,212 | +£985 |
| Three bedroom | £1,425 | £3,033 | +£1,608 |
Source: Manchester averages: ONS, July 2026; Vita Living figures: Select Property rental performance report, June-August 2026.
For a one-bedroom apartment, the average achieved rent of £1,911 is £913 above the Manchester average. For two-bedroom apartments, the difference is £985, while three-bedroom apartments are achieving an average of £3,033, which is £1,608 above the Manchester average.
The figures demonstrate a significant rental premium being achieved at Vita Living Circle Square compared with the wider Manchester market.
Strong rental performance supported by high occupancy
What drives these returns? Scarcity. Occupying a prime position on Oxford Road, where limited land remains for new development, the scarcity of Vita Living’s M1 postcode is unlikely to be replicated.
Vita Living offers Oxford Road something distinctly different: a unique residential scheme specifically designed around the resident experience. High-quality apartments, extensive amenities and professional management are combined to create a compelling tenant proposition.
Vita Living Circle Square currently achieves 98.5% resident occupancy, demonstrating continued demand for this market-leading development. Sustained demand is driven by tier-one location and unrivalled amenity. What does this mean for investors? More tenancy renewals, higher rents and minimal void periods.
Located on Manchester city centre’s Oxford Road and occupying an M1 postcode, the development sits within one of the city’s most established residential, education and employment corridors. Manchester is home to 80/100 of the Top 100 FTSE Companies, including Auto Trader and JD Sports.
The location places residents within walking distance to the University of Manchester and Manchester Metropolitan University, as well as major employers, transport connections, restaurants and the wider amenities of Manchester city centre.
Why does location and amenity matter?
When choosing an investment location to maximise your returns, it is not as simple as choosing ‘Manchester’. Rental values vary significantly in Manchester depending on factors including location, property type, specification, amenities and proximity to major employment and education hubs.
Vita Living Circle Square is positioned in the esteemed M1 postcode, directly on Oxford Road, giving residents access to one of the city’s most connected and sought-after areas within an established neighbourhood of its own. Circle Square is home to major global brands, with international brand, Puma, recently announcing the upcoming relocation of their UK headquarters to the vibrant district.
Major international blue-chip employers choose Circle Square as their base to place themselves on the doorstep of Manchester’s world-leading academic institutions and top creative talent, presenting an ideal home for young professional renters.
The development also offers a range of amenities designed around modern city-centre living, creating a proposition that goes beyond the apartment itself, including Manchester’s largest residential co-working space, multiple resident lounges, private dining rooms for resident hire, a rooftop terrace and a fully equipped gymnasium. Take the virtual tour here.
For investors, this combination of location, specification, amenities and professional management is an important part of understanding the rental performance being achieved.
Take a look at our launch video to get a feel for the development here.
Vita Living Circle Square: Rental Performance and Service Charges
Achieved average monthly rents are £2,385 across June, July and August. But what does the rental income look like after service charges, and what are investors paying for?
When assessing any investment, it’s important to look beyond the headline rent. Service charges are an important part of the overall cost of owning a professionally managed residential property.
So what is the service charge?
One of the most common questions investors have when considering a managed residential development is “What is the service charge, and is it worth paying?”
At Vita Living Circle Square, the average service charge is approximately £5.60 per sq ft.
This equates to an average of approximately:
- £217 per month for a one-bedroom apartment
- £330 per month for a two-bedroom apartment
The service charge is paid annually by the property owner and contributes towards the ongoing operation, maintenance and management of the building to the highest standard.
What are investors paying for?
A well-maintained building, high-quality communal spaces, security and amenities help create a lifestyle proposition that commands a rental premium, supporting demand, renewals and occupancy over time.
Service charges also include the community service charge, which contributes towards the upkeep, maintenance, landscaping and appeal of the Circle Square neighbourhood.
At Vita Living Circle Square, the service charge contributes towards maintaining:
- Building and communal area maintenance
- Community service charge for Circle Square area
- Cleaning and upkeep
- Security and CCTV
- 24-hour concierge
- Communal high-speed Wi-Fi
- Resident amenities and shared spaces
- Ongoing management and operation of the building
These aren’t simply costs associated with owning the property. They form part of the resident experience. And resident experience matters because tenants have a choice. Investing in a professionally managed, well located development centred around the resident experience is what drives your rental returns and property value.
What does the rent look like after service charge?
It’s important to be transparent about the cost of service charges. So, looking at the achieved average monthly Vita Living rents after the average service charge:
| Apartment Type | Vita Living Rent | Average Service Charge | Rent After Service Charge | Manchester Average Rent (without service charge deduction) |
| One bedroom | £1,911 pcm | £217 pcm | £1,694 pcm | £998 pcm |
| Two bedroom | £2,212 pcm | £330 pcm | £1,882 pcm | £1,227 pcm |
Even after deducting the average service charge, the rental income from these Vita Living apartments remains substantially above the wider Manchester averages.
It is also important to note that the ONS Manchester figures are headline rents, with no service charge deducted. Comparable Manchester city-centre developments will also typically have service charges, meaning the net rental income on the Manchester averages would be lower still.
When comparing other service charges in comparable developments, it is important to consider that a lower service charge can look attractive on paper, but investors should also consider what that service charge is funding and what residents are receiving in return.
If a building is not in a tier-one location, has minimal amenities, limited security or lower ongoing maintenance and upkeep, its service charge may be lower, but so may the overall resident proposition.
For Vita Living, the objective is not simply to minimise the cost of operating the building. It is to create a residential environment that people want to live in, and are willing to pay a premium to live in.
The bottom line
Service charges are an unavoidable consideration when investing in a professionally managed residential development in prime city centre locations.
The more important question, therefore, is not simply “How low is the service charge?”. It is: “What am I getting for it and does it help support the rental demand and income I’m receiving?”
Investing in Vita Living Circle Square, Manchester
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