21 Watergate, Audenshaw, Manchester, M34 5QP

UPRN:100011610145Bungalow Property2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band BEPC: D (67)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

21 Watergate, Audenshaw, Manchester, M34 5QP

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£325,000

£309k - £342kHigh

Estimate

£325k

Range

£309k – £342k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

7.00%

Verdict

Derived from HomePortfolio scores

21 Watergate earns an INVESTIGATE rating with HP Score 73/100. Investment score 59/100 reflects moderate fundamentals. Walkability is limited (67/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

No data

Walkability

67/ 100

Moderate

Transit & Bike

Transit 46Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£300,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £199/mo
Cash on cash: 2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.73 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£325,000

Rent Estimate (pcm)£1,750

Gross Yield7.00%

1y Growth-

3y Growth+1.8%

5y Growth+4.2%

10y Growth+5.2%

Last Sold Price£85,000 (2013-08-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1M34 5QP

Approval Rate

-12mo

Development

low

26/00824/FUL
Change of use of restaurant (Class E) to drive-through restaurant (Class E/Sui generis), part demolition of existing building and erection of single storey extension, alongside associated servicing, car parking, plant equipment, hard and soft landscaping, and other associated works
Pending
26/00744/FUL
Two storey side and two storey rear extension to 8 And 9 Watergate. Single storey extension to rear of 8 Watergate.
Pending
26/00733/CLUD
Lawful Development Certificate for Existing Use: Conversion of the property from residential (Use Class C3) to HMO for up to 4 persons (Use Class C4) having been this continuously since September 2019.
Approved

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-08-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,877

Population Density4,559 /km²

Owner Occupied81%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Aldwyn Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Audenshaw Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Stephen's CofE Primary School
0.6 mi
Inspected as St Stephen's CofE Primary School (URN 106246) on 24 Sep 2024
St Mary's CofE Primary School
0.6 mi
Good

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Watergate
-
£60k
-
11 Watergate
-
£320k
-
9 Watergate
-
£207k
-
26 Watergate
-
£199k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN