Every review we hold for the Manchester office, from every platform, shown as written. First names only.
★★★★★ 5/5
GoogleI was an MB-PhD candidate at the University of Manchester. I was with Sam Properties for 1 year, and my time with them was nothing short of utmost professionalism and probity (a rare sight among the letting agencies I consulted when searching for properties). The prices they charged were reasonable, and their maintenance team (especially Man Wai) responded to any repairs extremely quickly (1-2 working days). They are reasonable to the tenant's requests, concerns, and explanations. If you didn't break anything and you're honest in your explanation, they won't blame you and will fix it free of charge. Just make sure you do your bit as a tenant and document any evidence you can.
If you missed a few spots as you return your room/flat to them, they will let you know during the final inspection and let you clean it on the spot. Their staff (Cherie?) even helped me clean a few bits. No deposit was taken from me in the end. Just genuine people doing genuine business.
Although not directly related to Sam Properties, the landlord generously offered an early-bird discount for renewal, which my flatmate took up.
It is unfortunate that Sam Properties has such a low overall review across several platforms. Whilst I don't think most people would take the time to write a false review, the legitimacy of a few recent reviews does sound questionable. I certainly can't comment on Sam Properties' conduct before my stay, but I can say their current conduct is exceptional, and I hope they continue this practice for my former flatmate, my friend who took over my tenancy, and other tenants.
All the best.
Shek · 8 November 2025
Agent replied · 17 April 2026
Thank you very much for taking the time to share such a detailed and positive review of your tenancy experience with Sam Properties. We truly appreciate your feedback regarding our service, especially your kind words about our professionalism and probity, which we strive to uphold for all our tenants.
We are delighted to hear that our rent was reasonable, and that our maintenance team, including Man Wai, responded quickly to all repair requests. Ensuring prompt resolution of issues is a priority for us.
We are also pleased that the deposit return process was smooth and that you found our team, including Cherie, helpful and genuine. We aim for fairness in our end-of-tenancy procedures, provided tenants meet their obligations as outlined in the tenancy agreement.
We appreciate your balanced perspective on our current standards. We are committed to maintaining the high level of service you experienced for your former flatmate, your friend who took over the tenancy, and all future residents.
Thank you again for your business and well wishes.
Kind regards,
Sam Properties Team
★★★★★ 1/5
GoogleI rented with Sam Properties for a year and would strongly advise others to think carefully before doing the same. The staff were often rude and unprofessional. On one occasion, a colleague actually shouted in my partner’s face when he was calmly trying to report a leaking outlet. The building itself felt unsafe. There were multiple fires during our tenancy, one of which required evacuation and fire engines on site. A Sam Properties staff member who lived in the building refused to evacuate despite alarms going off, and appeared to have their own personal alarm system installed that other residents did not. Serious safety issues were ignored. Our oven broke repeatedly and we later discovered it had been wired through an extension lead - a major fire hazard. Towards the end of our tenancy I was even electrocuted while using the mains oven switch. We later had a professional electrician inspect the electrics, and he described them as some of the worst he had seen in his entire career. When moving out, we were charged £100 for an “end of tenancy clean” by a company I could not find any record of existing. We were also told to return used mattress protectors, which they admitted are re-used between tenants.
Overall, my experience with Sam Properties was unsafe, unprofessional and exploitative. Based on my tenancy, I cannot recommend them to anyone looking for secure and fair rental accommodation.
Fay · 8 September 2025
Agent replied · 17 April 2026
We take the safety of our properties extremely seriously. We confirm that all electrical installations at the building are subject to periodic inspection and testing by certified electricians, ensuring compliance with UK safety standards. If any issues are reported, our policy is to address these immediately, prioritising tenant safety.
Regarding staff conduct, we do not believe this to be correct but we sincerely apologise if you felt any member of our team raised their voice or caused distress during an interaction. This is not the standard of professionalism we expect.
In reference to the end-of-tenancy procedures, we confirm that the £100 cleaning charge relates to external contractors engaged for cleaning services, as specified in the Tenancy Agreement. For mattress protectors, we can confirm they are professionally cleaned and reused where they are in excellent condition. This practice is employed to reduce waste and ensure a fresh protector is provided, which many tenants appreciate as mattresses themselves are not replaced between tenancies.
We hope this provides the necessary assurances regarding property safety and clarifies our procedures. We remain ready to provide a detailed breakdown of the cleaning charge upon request.
Kind regards,
Sam Properties Team
★★★★★ 1/5
GoogleIf you want to stay in a place filled with mice, landlords who don’t care about you and only your money, then this is the place! If you’re struggling to pay rent every month go to another landlord as these ones do not care at all they just want your money. I was £1 short and they told me to pay it within the next 24hours or they’d start banging my door down, 1 single pound are you serious. If you’re looking at flats on the top floors, all you can hear is mice running around the ceiling and down the walls. My calls and emails about this were ignored. The only good thing about this place is the bus stop down the road, makes it easy to get in and out the city centre. But that’s it, I’d strongly recommend finding another estate agent. Oh and all the reviews are right, you could clean your flat absolutely spotless and they’ll still take your deposit for no reason. Shoutout to Tony though
Charlotte · 16 June 2025
Agent replied · 17 April 2026
Thank you for providing your feedback regarding your tenancy. We are concerned to read about the issues you have raised, and we wish to address them clearly.
We sincerely regret that you experienced issues with mice in your property. We confirm that all reported pest control issues are promptly dealt with by a professional pest control contractor. While we aim for immediate elimination, it is unfortunately not always possible for pests to be removed instantly.
Regarding rent payments, we confirm that our staff do not engage in physical harassment or 'door banging' related to rent arrears.
Finally, concerning your deposit, we acknowledge the effort you put into cleaning the flat and apologise if the required standard was not clearly communicated. As per the Tenancy Agreement, the Tenant is obliged to deliver up the property in the same cleaned condition pertaining when they took possession, as may be evidenced by the Inventory. If the property is not returned to the same condition, the Tenant shall pay all reasonable cost for cleaning to the independent cleaning company.
The cleaning fee is applied when multiple cleaning issues are identified that go beyond fair wear and tear to return the property to the standard required for the next tenant.
We hope these clarifications are helpful.
Kind regards,
Sam Properties Team
★★★★★ 5/5
TrustpilotHighly recommend
I was an MB-PhD candidate at the University of Manchester. I was with Sam Properties for 1 year, and my time with them was nothing short of utmost professionalism and probity (a rare sight among the letting agencies I consulted when searching for properties). The prices they charged were reasonable, and their maintenance team (especially Man Wai) responded to any repairs extremely quickly (1-2 working days). They are reasonable to the tenant's requests, concerns, and explanations. If you didn't break anything and you're honest in your explanation, they won't blame you and will fix it free of charge. Just make sure you do your bit as a tenant and document any evidence you can.
Shek · 4 November 2025
★★★★★ 1/5
GoogleAVOID THEM.
They will rob you blind of your deposit and withold legal documents they "swear they'll get tomorrow" to avoid giving you your dues.
Like many others said they will make dizzying claims about needing professional cleaners. Especially when you hired your own out of pocket to avoid these things. They are rude, dismissive and will trick you into doing everything over the calls to avoid leaving evidence of responsibility before gaslighting you wildly.
Mohammed told us to sit outside in the peak of winter overnight when the lock which the locksmith WE had to hire said was "a decade out of date". Took days of arguing to get them to pay us back. It was -5 and mohammed knew full well I was asthmatic.
Disgusting business with no morals. Watch your backs, avoid this lot.
Lark · 17 February 2026
Agent replied · 17 April 2026
Dear Lark
We are very sorry to hear about the ordeal you described, but it appears you may have posted this review to the wrong business profile.
We have double-checked our current and historical records, and we have never had an employee named Mohammed at our agency. Furthermore, your experience contradicts our standard operating procedures in several ways:
All our tenants have 24/7 access to their legal documents via our digital portal.
We actually insist on email communication for all maintenance and deposit issues to ensure a clear record for both parties.
We have our own dedicated locksmith and would never leave a tenant locked out in the cold.
It sounds like you had a distressing experience with a different provider, and we’d hate for the right business not to be held accountable. Could you please double-check the agency name on your tenancy agreement? If you do find you are a tenant of ours, please contact us immediately so we can investigate this as a matter of urgency.
★★★★★ 5/5
GoogleI’ve been with Sam Properties for the past three years.
They were very responsive and quick with any repairs and replacements. Every time I had an issue with anything, they resolved in a few days. I never had any issue with the team and they agreed to every request I had.
And in the move out time, I cleaned the property as best I could, they checked and noted that a few spot was missing so I cleaned and fixed thise spots and after that I received my deposit money in full in less than a week.
Overall I was happy with the service they provided, and I believe if you are clean and responsible for the property you are renting they also respect and appreciate you.
Daniel · 8 October 2025
Agent replied · 17 April 2026
Thank you for providing such excellent feedback regarding your three-year tenancy with Sam Properties. We are very pleased to hear that you were happy with the service we provided and that we were able to meet your expectations throughout the duration of your stay.
We are delighted that you found us very responsive and quick with repairs and replacements, as resolving issues efficiently is a core commitment for our team.
We are also pleased that your move-out process was handled smoothly, resulting in the return of your full deposit. Our procedure is designed to be fair, allowing tenants to rectify any minor cleaning issues noted during the final inspection, provided the tenants meet their obligations under the Tenancy Agreement.
Thank you for being a responsible tenant; we value you and all our tenants who take proper care of the property they are renting.
Kind regards,
Sam Properties Team
★★★★★ 1/5
GoogleCharlatans. We left our flat spotless and handed the keys back weeks before our tenancy ended, only for them to charge us a £50 cleaning fee for a cobweb (?)
During our tenancy we reported that there were watermarks appearing above our bed, so they came round and painted spots on the ceiling (different paint colour) and in the process painted our bedsheets and carpet👍🏻
We received the property in much worse condition than we left it - so they clearly charge for this “cleaning fee” with no cleaning actually taking place.
As a word of advice, when moving out take a picture of every single nook and cranny so you can contest any charge on your deposit after you leave. Dust and cobwebs will result in a £50 cleaning fee from a cleaning company I don’t believe is real.
Weird backwards estate agents who treat your deposit like it’s their own money.
Godspeed to every single one of their tenants 👍🏻
Robert · 25 July 2025
Agent replied · 17 April 2026
Thank you for your feedback regarding your recent move-out experience and your comments on maintenance issues during your tenancy. We value your input and aim to clarify our procedures.
We understand your frustration regarding the cleaning charge. We assure you that the end-of-tenancy deposit process involves a comparison between the condition of the Premises at the beginning of the Term and the final condition at the end of the Tenancy, as evidenced by the Move-In and Move-Out Inventory reports. If the property is not returned to the same cleaned condition, the Tenant is required to pay the reasonable cost for cleaning to an independent cleaning company.
We acknowledge the effort you put into cleaning the flat and apologise if the required standard was not clearly communicated. However, the cleaning fee is applied when multiple cleaning issues are identified that go beyond fair wear and tear to return the property to the standard required for the next tenant.
Regarding the reported watermarks and subsequent redecoration, we sincerely apologise for the reported inconvenience and any damage to your personal belongings. Our maintenance team is strictly instructed to operate professionally and respect tenants' possessions, and we will address this matter internally.
We appreciate you advising future tenants to take photographs, as documenting the condition of the property is always helpful in resolving potential deposit disputes. We confirm that the Landlord protects the Deposit with the TDS Custodial scheme, and any deductions are subject to the scheme's provisions.
Kind regards,
Sam Properties Team
★★★★★ 1/5
GoogleMoved into mould in the corners of rooms even though during the moving out process they highlighted they will be checking behind beds and cupboards to determine our deposit. Awful communication, me and my partner reported our kitchen sink filling with murky water for months with absolutely zero response bar sending someone round to fix it with no email to confirm they would be turning up. The issue continued and more emails were ignored, resulting in our kitchen flooding (which we later learned was waste water from other flats in the building). The 1 star is only for the compensation we received for our now contaminated towels and pans(attempting to stop the flood). Ended with sarcastic emails during the moving out process when we informed them we were away on holiday(this was the only time we received consistent communication was for a 130 pound charge for a missing key)
Leah · 24 July 2025
Agent replied · 17 April 2026
Thank you for providing us with detailed feedback regarding your tenancy. We are very sorry to learn that your experience included difficulty with communication and a serious unresolved maintenance problem leading to flooding.
We understand you reported mould in the corners of rooms. We can confirm that the property was inspected prior to the commencement of your tenancy and was free of such issues. We also note that under the terms of the Tenancy Agreement, the Tenant is required to keep the Premises free from condensation and mould by opening windows daily and using ventilation to prevent build-up. Where damage is caused due to condensation/mould growth, the Tenant may bear all reasonable cost of any repairs or redecoration. We note that no charges were applied to your deposit in relation to this condensation or mould damage. We are sorry the issue arose during your tenancy.
We sincerely apologise for the protracted issue with your kitchen sink and the subsequent flooding. While our maintenance team aims to promptly resolve all issues, and did attend, we regret that the root cause was not identified and fixed on the first visit. We understand this was a highly stressful situation, and we are sorry that it took multiple attempts to identify and resolve the issue. We also regret that communication regarding contractor visits was not consistently provided.
Regarding the compensation for your contaminated items, we are pleased that this was resolved, but we regret that the circumstances necessitated it.
Finally, we apologise if the communication you received during the move-out process, particularly concerning the missing key charge, was perceived as sarcastic or unprofessional. We aim for clear and courteous communication at all times. The Tenant is indeed responsible for returning all keys and fobs at the end of the Tenancy, and replacement charges apply for missing items.
We appreciate your feedback as it highlights areas where our service and communication must be significantly improved.
Kind regards,
Sam Properties Team
★★★★★ 5/5
GoogleI stayed at Tatton House for 4 years and I had a lovely experience. Tatton House was in a great location which was close to the University of Manchester and Oxford road. The building manager Mei Mei was really friendly and helpful. She went above and beyond to help me from recommending a local dentist to telling me where to buy cheap petrol. All maintenance issues were fixed within days. I remembered when I accidentally dropped my keys in the gap between the elevator and the elevator door and she immediately asked someone to help me retrieve the keys. Mei Mei also helped me packed when I was moving out. Tatton House was always clean with good security. There were CCTV on every floor and the car park was very secure with shutter doors. My studio was very comfortable with a double bed, washer/dryer, dishwasher, microwave oven, a large fridge/freezer and a large TV. There were lots of storage within the room including storage under the bed. The internet connection was very good and fast. It also really helped with my budget that all utility bills were included in the rental price. I would be happy to stay in Tatton House again should I move back to Manchester. 5 stars!
Jae · 25 October 2023
★★★★★ 5/5
TrustpilotExtremely helpful!
Rented with Sam Properties for the last 3 years and have always found them really responsive and extremely helpful. Maintenance is completed in a timely manner and the staff are very friendly. I would have love to have stayed in this property longer but was relocating for work. Highly recommended this company for anyone looking for a new home!
Stacey · 9 October 2024
★★★★★ 4/5
GoogleI have been a tenant for two years, and I think they are a reliable company to rent from as a student. Overall, they have been quite responsive to maintenance issues. However, I will say that they requires a very thorough cleaning to get your deposit back.
Ali · 23 August 2025
Agent replied · 17 April 2026
Thank you for your feedback following your two-year tenancy. We are pleased to hear that you found Sam Properties to be a reliable company for student renting and that we were generally responsive to your maintenance issues.
Regarding the end-of-tenancy requirements, we appreciate your comment on the need for thorough cleaning. As per the Tenancy Agreement, the Tenant agrees to deliver up the property in the same cleaned condition pertaining when they took possession, as may be evidenced by the Inventory. If the property is not returned to the same condition, the Tenant shall pay the reasonable cost for cleaning to an independent cleaning company. To assist our tenants in meeting this standard, we provide comprehensive guidance on how to clean the property before the tenancy ends, and we look to improve this guide each year to make it as clear and easy to follow as possible.
Thank you once again for your custom.
Kind regards,
Sam Properties Team
★★★★★ 1/5
GoogleThey will take as much from your deposit as possible, including for dust. When I moved in there were multiple issues with the place being left slightly dirty, and the lock falling off the door the second day, leaving me locked outside of my own flat. When I moved out they charged £250 for cleaning, with the majority being dust and specks of dirt left over from the incredibly hasty exit I had to make from the flat at the end of the tenancy. They even photographed dust that was on the telecom, which was dusty precisely because it did not work when I move in. When we asked for an invoice from the cleaning company they gave us an address without a house number, but by this time I urgently needed my deposit money back and could not delay the repayment any further. Very dodgy sign though.
Additionally they charged me £80 for leaving bin bags beside the outside wastebin when they were so full that tossing them on top of the bin would have been impossible. I had no choice, and yet they claimed £80 from me anyway. They only found out I did this in the first place by playing back the CCTV, which is very strange behaviour, citing damage from foxes as being the reason for the charge. The fact that I had no choice but to leave them next to the bin was not considered - had I left the bin bags in the flat no doubt would I have been charged. Awful letting agency I will avoid like the plague in the future.
Amy · 24 June 2025
★★★★★ 1/5
GoogleWARNING! DO NOT USE. Worst estate agents I have ever used. I would not recommend Sam Properties to my worst enemy. Left the flat in a brilliant condition and was charged £135 cleaning fee for a few minor areas that apparently needed extra cleaning. The staff are unresponsive, I took us a month to get a replacement vacuum cleaner because it had broken. There was a hole in my window that never got repaired, I ended up having to tape it up with masking tape to help stop the draft. They sent someone over to measure the windows with less than 24 hours notice - which is not in accordance with the 1988 Housing Act.
Lucy · 25 October 2021
★★★★★ 3/5
GoogleHad a flat with Sam Properties, the flat was okay but communication is rather poor. I accidentally left my post box & window keys in the flat after handing the keys back and was told all would ok when I told them where I'd left them and am now being charged with the loss of the keys despite offering to go back and find them.
They also don't repair things reported on the intranet system (which is glitchy enough to start with) so we mostly just texted the building caretaker. (Tony at Plymouth Grove is fantastic).
Megan · 25 October 2020
★★★★★ 5/5
GoogleWe rented our flat in Maple Gardens from Sam Properties for three years.
Although we initially jarred a little bit with perhaps my naivety and them sticking heavily to their own rules, they actually turned out to be a good letting agency.
The maintenance ticket system is very efficient and Zac at their Withington office has been incredibly helpful throughout our tenancy.
They were clear about the standard of cleaning they wanted at the time of moving out, and made it obvious what constituted wear and tear and what needed repairing.
We got our full deposit back both times (we moved from one flat to another after the first year) within the specified time frame.
We only moved because they couldn't offer a property that suited our changing needs.
In short, decent letting agents. Zac Baker is an invaluable asset to the business, as are the maintenance team.
Stuart · 26 October 2019
★★★★★ 2/5
GoogleI’d like to try and write as balanced and fair a review of Sam Properties as possible, so I don’t come across as just an awkward, angry customer as many others do. Please note I am a current resident so I cannot comment on moving out procedures.
Also, this is my first time moving away from home. There are certain things which are probably expected of tenants which I didn’t understand or know about, which may be why I’ve had issues. For example there are appliances which don’t work and I didn’t know I should report them.
Pro
1. The on-site maintenance man (called Tony) where I live is absolutely lovely. Very friendly, willing to help and is fairly prompt at doing things. He definitely has a lot of things on his plate so I don’t blame him at all when things take a little longer than they should.
2. The employee called Zac who often deals with emails is also really lovely. Definitely has brilliant customer service skills and is great when I have a complaint.
3. Sam’s have always been relatively quick to answer emails, I’ll give them that.
4. There seems to have been a change of hand or something in the past year, which has lead to a new set of staff whose customer service skills are all far superior to the previous staff’s.
Cons
1. Price: The rent on my flat is extortionate in my opinion. I was pushed to get this flat by my parents because it’s in a gated compound which means I don’t have to park my car on the road. Which I do appreciate. However the total cost for this flat is £700pcm. This is a very small, two-bedroom flat which is not modern, has poor insulation and some fairly questionable appliances. Now bear in mind this flat was £660pcm when I originally signed up, and over 2 years has raised to £700. While this does come to £350 per person, which is not unpayable for one person, the actual VALUE of this rental price is poor to say the least. I’m leaving this July however the renewal offer was for £726pcm, a completely exorbitant price. I have friends who live in semi-detached houses with several bedrooms who pay less for rent. I fully believe my flat is worth ABSOLUTELY no more than £600pcm, and this takes into consideration the on-site maintenance and car park.
2. General condition of the flat: As I have mentioned, the flat is not modern. It is extraordinarily cold in this flat as it does not retain heat well. I do not believe it has double glazed windows (though I’m not sure for definite), which are an absolute must in any flat. The quality of the kitchen is very poor also. It is all laminate, which I have no problem with however the laminate is peeling away in a lot of places. The countertop has been burnt away from a previous tenant and there is a large hole in it. This is both an eyesore and unsanitary and is something which I believe should have been replaced before I started my tenancy. The extractor fan above the oven does not work (has been reported, nothing has been done). The oven has no numbers on it. The carpets are pretty disgusting in my opinion. Don’t believe they were cleaned at the end of the previous tenancy. Everything is just generally a bit old. Which would be okay if my rent wasn’t so high.
3. Management: As I said, I believe there was a change in management or a system update, and this was around renewal time. I was given a contract which had the wrong rent price and the wrong tenancy start date (I admit it was a strange scenario where my previous flatmate had to extend her tenancy by a month, however nobody I spoke to after this was agreed upon seemed to know this happened). Really shows the importance of reading the contract before you sign, as I could have ended up paying more than was agreed upon!
A lot of these things could have been avoided if I had been more on the ball, however Sam deal with a lot of students so their practice should be tailored to helping young people who have never rented before. While I don’t think Sam Properties is the worst rental company ever, I find them very frustrating.
Emily · 26 October 2018
★★★★★ 4/5
GoogleI rented a flat from Sam Properties last week (Tatton House) and I was very satisficed with the service they provided. The speed of their response was really high. They helped me a lot during renting the flat. Everything was done online and I was very well informed of every step. The flat was super clean when I moved in.
Maryam · 25 October 2021
★★★★★ 1/5
GoogleI gave one star only because there is no option forZERO stars. They are incredibly greedy DEVIL, unjustly deducting all your deposits for no valid reason. On top of that, they provide poor room conditions to the next tenant. Worst experience since I came to the UK for years with Sam! These people have no sense of nobility and integrity.
Freya · 24 December 2024
★★★★★ 1/5
GoogleThey will take pictures of a piece of dust and a singular hair and charge u £100 cleaning service. When I asked for the receipt from the cleaning company they only provided a receipt by them not an external company. Last time I checked vacuuming doesn’t cost £100. Also they have always been very rude to me every time I went to the office and especially during the time I had to prove my right to rent as a pre brexit eu immigrant. Honestly as a student I have experienced better landlords and that says a lot
Maria · 25 October 2023
★★★★★ 5/5
GoogleThe studios in Tattoo House are very quiet, clean and modern, with a persnal washing machine in each studio and other electrical applicances included such as the vacuum cleaner. The concierge is very nice and helpful:) She takes care of the tenants really well! There is also a garden which is nice. It is a great experience to live there!!!
Sammi · 26 October 2018
★★★★★ 4/5
GoogleTook a 1 bed with them during my last year in uni. All n all great experience, they were quick to fix anything. The heating I did have a problem with where central heating wasn't warm enough at max and they couldn't change it for me. But I was happy with them when they charged my deposit much lower than I thought for cleaning and lower than what a one off from a private cleaning company
Osama · 25 October 2023
★★★★★ 5/5
GoogleSam Properties were always really helpful throughout my tenancy. The building was beautiful and in a good location, and Sam Properties were responsive to queries and issues.
There were a couple of issues with the bathroom ventilation system when I first moved in, but these were quickly resolved. Overall, an enjoyable 2-year experience with them!
Pierre · 26 October 2019
★★★★★ 1/5
GoogleI would not recommend this agency (and their building named Tatton House) at all, it’s overpriced (good thing is bills included & it’s warm to be fair but they keep increasing their prices unjustifiably!), noisy & the management team has …
Hanan · 17 April 2025
★★★★★ 1/5
GoogleA complete scam. Please, if you're coming to Manchester for Erasmus, do not contact this company because they will scam you, and then, to cancel the rental contract, they will demand a penalty of 600 euros. Additionally, I received racist treatment from the employee Jessica because I am Spanish and don't speak English very well
Alberto · 25 September 2024
Where the same review appears twice we show it once. We leave out reviews that name another agent or another of the brand's offices.
