Piccadilly Village is a residential development built alongside the Ashton Canal in Manchester city centre, close to Piccadilly Station.

The buildings are arranged around two canal basins, James Brindley Basin and Thomas Telford Basin and two spacious courtyards, William Jessop Court and John Smeaton Court, each is named after a celebrated 18th century canal engineer. Two attractive footbridges over the waterway provide access to the canal tow path, from here the city centre is a short few minutes walk.

Piccadilly Village benefits from an array of properties, from studios to one, two, three and four bed roomed apartments and town houses; each with a dedicated parking space. All properties enjoy views of the water, most from private balconies or terraces while all residents have access to the spacious landscaped gardens and canal basins across the whole estate.
Close by are historic buildings such as Crusader Mill and the Store Street aqueduct, built in 1798, this is believed to be the first major aqueduct of its kind in Great Britain and the oldest still in use today.

A unique sense of community has grown over the last 20 years; resident events, such as the annual garden party, are commonplace. This neighbourly character, unusual for a city centre development, adds to overall ambiance.

Many residents are owner/occupiers; in 2006 the residents took control of both the management company and freehold of the site. This means Piccadilly Village is operated with complete self interest to ensure the highest standards of presentation and management are achieved, so at maintain its rightful position as one of the most desirable places to live in the city centre.


The Ashton Canal runs through the heart of Piccadilly Village. It was built at the end of the 18th century and soon prospered, carrying coal and raw materials to the mills and taking out the manufactured products and even carrying passengers. Goods were still being carried on the canal up until the early 20th century, however as traditional industries began to decline so did the quantity of goods carried on the canal , by 1955 trade had shrunk by 85% and by the mid 1960 the canal was un-navigable and threatened with complete closure. However, a campaign was launched in the 1970s to not only to keep the canal open but to also restore it. Since then, it has proved to be popular for leisure uses and forms an important link on the Cheshire Ring network of waterways in the region.

Piccadilly Village was built in the early 1990s on the derelict site of goods wharves and a metal works known as Phoenix Works. It was originally conceived as a mixed use development containing residences, craft studios, shops, offices and a pub; however, it has evolved into a predominantly residential site. It was the first new build residential scheme of the era pioneering the subsequent boom of city centre living of the 1990s. The development was aided by a grant from Central Manchester Development Corporation, which was set up regenerate Manchester city centre; this funding allowed the high quality of building standard. The estate was formally opened in 1991 by Michael Heseltine - a plaque on the canal bridge commemorates this.


Piccadilly Village has extensive grounds with over 65 carefully tended gardens, beds and terraces of mature landscaping for residents to enjoy.


Residents share the space with an abundance of wildlife.

The canal running through the heart of Piccadilly Village, its basins and extensive mature landscaped grounds have encouraged many different species to take residence.

Each springtime the resident ducks and Canada Geese introduce their next generation; a squirrel (known locally as Cyril) and magpies make mischief in the gardens, while a fox, heron and swans are regular spectacular visitors.


Piccadilly Village is situated on the eastern side of Manchester city centre, close to Piccadilly Station.
on foot
On foot:
Follow the canal tow path from Ducie Street.
by car
By Car:
James Brindley Basin & William Jessop Court are accessed from Millbank St (off Store St)– postcodes are M1 2NL / M1 2NE.

Thomas Telford Basin & John Smeaton Court are accessed from Chapeltown St – postcodes are M1 2NH / M1 2NR.
satelite map


The day to day operation of Piccadilly Village is managed on behalf of the Resident Management Company by Urbanbubble Ltd.

Telephone: 0161 413 5205
Email: info@urbanbubble.co.uk
Web: www.urbanbubble.co.uk
Social: @urbanbubble

The onsite caretaker can also be contacted on 0161 278 8078 (monitored answering machine)