Flat 21, 28 Ladybarn Lane, Manchester, M14 6WP

UPRN:10012203337Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 21, 28 Ladybarn Lane, Manchester, M14 6WP

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£187,000

£177k - £196kHigh

Estimate

£187k

Range

£177k – £196k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

7.06%

Verdict

Derived from HomePortfolio scores

Flat 21 earns an INVESTIGATE rating with HP Score 77/100. Investment score 62/100 reflects moderate fundamentals. Walkability is good (84/100). 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

77/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

No data

Walkability

84/ 100

High

Transit & Bike

Transit 38Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +9.1% (HIGH), sold-comps +5.6%, £/sqft +5.8%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10012203337· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%· as of 1 Nov 2026
Rental economics14.8/40
gross yield 7.1%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 950-1100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -112/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity14.6/15
284 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£127,500£195,500

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£170,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £119/mo
Cash on cash: 2.7%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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

valuation_snapshotsestimate for 10012203337Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1100)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 1000/mo (range 950-1100)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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 gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£187,000

Rent Estimate (pcm)£1,000

Gross Yield7.06%

1y Growth-15.1%

3y Growth+3.6%

5y Growth+5.9%

10y Growth+5.8%

Last Sold Price£149,500 (2018-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M14 6WP

Approval Rate

-12mo

Development

low

PLA-2026-002018
Erection of a single-storey extension to the front of the premises to form additional retail space.
Pending
PLA-2026-002071
Retrospective application for the retention of a single-storey flat-roofed outbuilding to the rear garden.
Pending
PLA-2026-001970
Erection of single-storey front extension, two-storey side extension with single-storey and part two-storey rear extension.
Pending

View Planning Timeline