10 Highcroft Avenue, Manchester, M20 2YN

UPRN:77091675Detached House3 bedsBuilt -

FreeholdCouncil Tax: -EPC: D (68)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 1mo agoRisk· 3mo agoConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

10 Highcroft Avenue, Manchester, M20 2YN

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£488,000

£439k - £536kMedium

Estimate

£488k

Range

£439k – £536k

Rent Estimate (pcm)

£2,700

£3k - £3kMedium

Monthly

£2,700

Yield

6.34%

AI Verdict

Derived from HomePortfolio scores

AI summary

10 Highcroft Avenue earns a INVESTIGATE rating with HP Score 69/100. Investment score 56/100 reflects moderate fundamentals. Walkability is limited (57/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

69/ 100

Moderate

Investment Score

56/ 100

Moderate

Crime Score

Low

Walkability

57/ 100

Moderate

Transit & Bike

Moderate

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 17 Sept 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge13.3/40
claims [AVM +18.0% (MEDIUM)] → consensus +18.0% → credited 2.9% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 77091675· as of 12 Aug 2026
Rental economics29.3/30
gross yield 8.1%; range width penalty ×0.98
- zoopla_valuationsrent estimate 2700/mo (range 2550-2850)· as of 12 Aug 2026· verify before relying on this
Seller motivation10/20
0 price cut(s), 77 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 17 Sept 2026
Risk & liquidity8.6/10
551 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£300,000£460,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£400,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,550-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £519/mo
Cash on cash: 4.7%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

zoopla_valuationsestimate for 77091675Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 2700/mo (range 2550-2850)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 17 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2700/mo (range 2550-2850)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£488,000

Rent Estimate (pcm)£2,700

Gross Yield6.34%

1y Growth-

3y Growth+2.9%

5y Growth+3.5%

10y Growth+5.0%

Last Sold Price£310,000 (2017-10-31)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence1
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0M20 2YN

Approval Rate

-12mo

Development

low

Manchester/PLA-2026-001423
Elevational alterations to side and rear elevations to form new doors and windows, with new boundary fence to side elevation, following demolition of single-storey elements to side and external ramps.
Pending
Manchester/OTH-2026-001554
Works to trees - G1 Limes x15 crown lift to 6m by removing epicormic growth.
Pending
Manchester/OTH-2026-001556
Works to trees - G1 Poplar, Yew, Oak, Chestnut and Sycamore, crown lift to 5m over the road and 2.5m over the footpath.
Pending

View Planning Timeline