X1 Developments Avis 83

I purchased a unit in X1 Manchester Waters Block E, having entered into a contract back in 2020.
The agreement clearly set a long-stop completion date of 31 December 2025. That deadline has now expired, yet construction has not even begun. Through my solicitors, I have exercised my contractual right to terminate the agreement.
Despite this formal rescission, my deposit remains unpaid, and no meaningful communication has been provided regarding its return. This is troubling, as the contract explicitly entitles purchasers to a refund once rescission is invoked.
Instead, buyers are being asked to accept an additional 12-month extension, allegedly due to funding and regulatory complications. Such requests cannot override binding contractual obligations, particularly where notice of termination has already been served.
This ongoing delay has caused me considerable financial hardship and emotional stress. The deposit represents a significant investment, and the absence of clarity around repayment continues to weigh heavily.
From communications among purchasers, it is evident that many buyers are affected, with large sums of money still outstanding. This raises serious questions about the developer’s commitment to contractual compliance and the safeguards available to those investing in off-plan projects.
I strongly urge the developer to honor its contractual responsibilities and return deposits without further postponement.

I am a purchaser in X1 Manchester Waters Block D, having exchanged contracts in 2022.

Under the terms of the contract, a long-stop date of 31 December 2025 was clearly specified. That date has now passed. Construction has not commenced, and I have formally exercised my contractual right to rescind through solicitors.

Despite this, my deposit has not been returned, and there has been no response addressing the repayment. This is deeply concerning given that the right to rescind and receive a refund is explicitly provided for within the contract.

Purchasers are instead being asked to agree to a further 12-month moratorium, reportedly due to funding and regulatory issues. However, such requests do not override existing contractual obligations, particularly where formal notice of rescission has already been served.

This situation has placed me under significant financial and emotional strain. The deposit represents a substantial sum of hard-earned money, and the continued lack of clarity regarding its return has caused ongoing distress.

Based on purchaser communications, this issue appears to affect approx 340 buyers, with significant collective funds outstanding, approx 17M GBP. It raises serious concerns about adherence to contractual commitments and the level of protection afforded to purchasers in off-plan developments. We were assured by X1 developers in their literature our deposits were secure when it now appears they were anything but secure.

I would urge the developer to act in accordance with its contractual obligations and return deposits without further delay.

Prospective buyers should exercise extreme caution and ensure they fully understand the risks before entering into similar agreements.

I would not trust this developer at all. There appear to be a slew of positive reviews recently which i feel could not possibly be honest, as the developer told those buyers of Tower D & E in February they would have to wait for a minimum of 12 months for a possible return of deposits. I dont think anyone would continue to purchase in this situation.

I am a purchaser in X1 Manchester Waters Block E, having exchanged contracts in 2020.

Under the terms of the contract, a long-stop date of 31 December 2025 was clearly specified. That date has now passed. Construction has not commenced, and I have formally exercised my contractual right to rescind through solicitors.

Despite this, my deposit has not been returned, and there has been no substantive response addressing the repayment. This is deeply concerning given that the right to rescind and receive a refund is explicitly provided for within the contract.

Purchasers are instead being asked to agree to a further 12-month moratorium, reportedly due to funding and regulatory issues. However, such requests do not override existing contractual obligations, particularly where formal notice of rescission has already been served.

This situation has placed me under significant financial and emotional strain. The deposit represents a substantial sum of hard-earned money, and the continued lack of clarity regarding its return has caused ongoing distress.

Based on purchaser communications, this issue appears to affect a large number of buyers, with significant collective funds outstanding. It raises serious concerns about adherence to contractual commitments and the level of protection afforded to purchasers in off-plan developments.

I would urge the developer to act in accordance with its contractual obligations and return deposits without further delay.

Prospective buyers should exercise extreme caution and ensure they fully understand the risks before entering into similar agreements.

I purchased two studio apartments at X1 Cheltenham Place, 33 Frederick Road, Salford in July 2025 as cash buy-to-let investments. The purchase was made on the basis of explicit written representations that the investment carried a 7% net guaranteed rental yield for 10 years, with all costs including service charges, ground rent and management fees covered in full during that period. These representations were made in writing and are fully documented.

In April 2026 I received a communication from X1 Developments stating that rental assurance payments are being suspended with immediate effect, with a vague intention to resume from January 2027. No legally binding commitment has been provided, no financial justification has been offered, and no alternative remedy has been proposed.

I have formally rejected this suspension in writing, cited breach of contract, demanded written confirmation of the legal basis for the unilateral suspension, and reserved all rights in full, including rights arising under contract and the Misrepresentation Act 1967.

I am currently in consultation with multiple specialist litigation firms to identify the strongest basis for legal action and the most effective route to full recovery of my investment. The written evidence I hold in support of my position is substantial.

This suspension has been applied across X1's portfolio and many other investors will have received identical communications. I am also aware that X1 The Campus Limited, the entity responsible for rental assurance obligations at Cheltenham Place, is a special purpose vehicle with no meaningful asset base of its own.

If you have received the suspension notification, particularly if you purchased at X1 Cheltenham Place, I would urge you to get in touch. I am actively exploring collective legal action and believe a coordinated approach from multiple investors will produce significantly stronger outcomes than individual claims pursued in isolation. Collective action carries considerably more weight, reduces individual costs, and sends an unambiguous message that investors will not accept this passively.

Time is a factor. I would encourage anyone affected to act promptly.

Please contact me at cheltenhamplaceca(a)gmail.com

I was interested in the waterfront developments. When you visit the location, you can observe the regeneration efforts being made. It seems like a space that will expand in the future.

What I liked most was the professionalism of the staff. They guided me through each step and made the process feel smooth and transparent. The location is excellent, and you can see the potential for growth in the surrounding area. Overall, I’m happy with my decision.

Cheltenham Place's 10-year assured rental is temporarily paused after 1 year. This is crazy! They didn't respond to my emails and I do not know what to do now. Please avoid at all cost. I am in the midst of paying for the first installment to the new build Frederick Street. But now I am seriously reconsidering of pulling out.

Update 11/4: I have withdrawn from going forward with X1 Frederick Street new built. Their response is not reassuring enough and seems like they are in deep financial turmoil. They ensure me to have a side letter to guarantee that I will receive the guaranteed rental 'for sure' but my legally binding contract doesn't appear to reassure me that. Trust them? No, thanks.

I bought an apartment in Media City Manchester through X1. The staff at X1 were very helpful with viewings and I look forward to working with them again.

Invested in Cheltenham Place two year ago with a guaranteed 7% net rental for 10 years. X1 recently emailed to suggest they were "pausing" this arrangement for 2026. have served them notice of a breach of contract. Would welcome any contact with other CP investors.

I’ve been impressed with both the quality of the build and the level of service provided. The team was approachable and professional, and they made sure everything was handled efficiently. The location is a big plus, and I feel confident about the long-term value.

Bought a couple of units in Manchester from X1 developments, it was a straight forward and seamless process, looking to add to my portfolio with X1 in the near future.

I used this company to purchase an investment property and the experience has been genuinely impressive from start to finish. Communication throughout the investment cycle was consistent and clear. I always knew where things stood without having to chase. The whole process was handled for me, which made what could have been a stressful experience remarkably straightforward.

Most importantly, the investment itself has delivered steady returns since completion. That's ultimately what matters, and it's delivered.

If you're looking for a property investment company that actually does what it says on the tin, look no further.

I recently made a Manchester Waters apartment reservation. When compared to other developments I saw, the layout and design truly stood out. Although the process is still in its early stages, everything appears to be well-organized thus far.

I rarely leave negative reviews, but my experience with this company has been frustrating.

The communication was poor with responses either delayed or completely ignored (even their appointed solicitor), even after multiple follow-ups. When dealing with a matter that involves significant financial commitment, this level of disregard is simply unacceptable.

What is most concerning is the lack of accountability. Despite clear obligations, the company has failed to take meaningful action or provide any concrete resolution. Instead, they appear to be avoiding the issue altogether, leaving customers in a difficult position with no clarity on next steps.

There is also a noticeable lack of transparency. Important information was either not properly explained or only surfaced much later, which raises serious concerns about their professionalism and customer care.

Overall, this experience has eroded my trust completely. I would strongly advise anyone considering engaging with this company to proceed with extreme caution and ensure all terms are thoroughly reviewed and documented.

This has to be the worst business I've dealt with.
We purchased 2 units in Michigan towers and Manchesters Waters. The projects were constantly delayed with the developer lacking transparency for the cause of any delays. It was just delay after delay. Their emails contradicted each subsequent one. For example a few months before pulling the plug on Manchester Waters they stated that everything was more or less in place to build a tower and there were no obstacles. Guess what a few months later they said the build couldn't proceed due to changes in laws, yet the laws were created years earlier and they knew this since all machinery was removed from the site. They refused to return deposits since they have clearly spent them on other things and instead proposed a moratorium which has no legal consequences and has no commitments, deadlines or consequences to them.

If you have also been screwed over by these crooks then please mail x1declaimants at gmail.com since you won't get any information out of x1 and they will ignore you as will their solicitors.

They are basically a bunch a reprehensible characters who have no morality and no compulsion about fabricating events and are dishonest with the truth.

Their website is full of lies and claims your deposit is protected (it isn't it's released directly via an agency agreement rather than held in a escrow account)

Both projects reached the long stop date and the developer refused to return the deposits (over £150k)

Do not buy anything through them, they layer the organisation through a series of SPVs (special purpose vehicles) which are basically insolvent so you can can't even liquidate them because guess what they have saddled the SPV with debt to secured creditors. Your deposit isn't protected and will be released directly to the developer as an 'agency agreement'. So good look getting anything out of them when they fail to fulfil the contract and pass the long stop date and refuse to even answer solicitors emails.

If you happen to be thinking about buying in a an x1 development such as Trafford Waters don't. If your an overseas buyer and in somewhere such as Hong Kong please check the regulators which warn about their schemes.

Give them a very wide berth basically they operating what is called an UCIS (Unregulated Collective Investment Scheme).

X1 Media City Development (phase 4) tower D. What an absolute nightmare. Started in Feb 2023.
With the "help" of Fabrik Property Group I made my first mistake to put 35% deposit down (£73k) for new build in Media City. Long stop date of Dec 2025.
For the past 12 plus months I have been trying to find out progress or lack of and updates with little success.
The long stop has now passed, issued termination notice for the agreement with absolutely no response from X1 Developments , solicitor has chased with no response. Pre-action letter now submitted but I expect no response - waiting to have to incur more costs with Barristers etc.
To anyone thinking of using X1 please do not.
I thought I had done my due diligence before signing the agreement but it has all gone sourly wrong.
The do not communicate, little progress made and I am expecting more costs just to get my money back....

X1 developments are in serious financial trouble, and I have subsequently lost my £50K deposit on the Manchester Waters development, which is over two years delayed.... I have asked for my money back, but they have refused and asked for a year's moratorium.

Early Feb this year the developer contacted me requesting a moratorium. The apartments should have been completed in 2023, hard stop date 12/25. They refuse to return my deposit, close to 100k and when I asked if I could swap to another completed development initially said ok. Then when I asked about financing, they said none was available, only units are available for cash purchasers. This suggests their preferred lenders no longer trust them. Legal action has commenced, I can not afford to lose this money and really feel guilt for the stresses this is causing my family as they worry about our future. Bunch of crooks!

he openness regarding management fees was what caught my attention during the purchase. They clarified who is responsible for maintenance and what is covered, which improved my ability to budget my monthly expenses.

The location is great, and I've been residing in one of their waterfront apartments. Daily living is considerably easier when transportation links and local amenities are easily accessible.